Renting Out a Villa in Cepaka

What Eighteen Listings Actually Reveal

Eighteen active listings is a small enough sample that one property can shift the average, so treat every figure below as a snapshot, not a forecast. AirROI's year of data put the average daily rate for an entire home at USD 216, overall occupancy at 37.6%, average annual revenue at USD 13,081 per listing and RevPAR at USD 60.

The average listing took 10.6 bookings a year, and guests typically booked about 47 days ahead of a stay. AirROI recorded 88% of guests as international, with Indonesia and France the two most common countries of origin logged across the sample.

No gross rental yield for Cepaka has ever been published, and this guide will not manufacture one. Turning revenue into a yield needs your own purchase price and running costs, and both of those change villa to villa.

Why Family-Sized Stock Rents Differently

Nearly all of Cepaka's short-term stock, 94.4% of it, are entire homes, and 88.9% of those are houses rather than apartments or rooms. The bedroom count skews wide: 33.3% of listings are one-bedroom, but 44.4% run to three bedrooms or more, and the average listing sleeps 4.6 guests, per AirROI.

Agency copy backs the same read for long-term tenants. Cepaka is marketed as a quieter, cheaper alternative to Canggu for families, wellness travellers and remote workers who want a proper kitchen, storage and a staff room rather than a minimalist one-bed, per Bali Exception, 2026.

That shapes what a landlord should furnish for, not just what to charge. A one-bedroom fit-out chases the smaller slice of demand here, while a three-bedroom family layout chases the larger one.

The Long-Term Alternative Pays Differently

Long-term tenants offer a different economics entirely. A 4-bedroom family villa in Cepaka found a tenant at IDR 156,000,000 for the year, reported by Bali Home Immo in 2026. That is fixed, contracted income with none of the seasonal swing nightly guests bring, and none of the cleaning, changeover or platform commission either.

A landlord weighing the two models is really choosing between certainty and upside, not between a good deal and a bad one. Long-term rent locks in a number for a year. Nightly letting chases whatever AirROI's occupancy curve does next, plus whatever a marketing effort can add on top of it.

Zoning Decides Who Can Let Nightly

Not every legally built villa in Cepaka can take a paying guest for one night. The colour agents use for a block's zoning decides that answer before construction quality ever gets a say:

• Pink land: the only zoning colour where a nightly letting licence is achievable at all.
• Yellow land: fine for a private home, off limits for paid overnight guests.
• Green land: no construction of any kind, rental or otherwise.

Our zoning guide covers how those categories map onto Tabanan's actual regulation and where two 2026 inspections have already tested them. Confirm the zoning first, before you furnish for a single guest, not after the first booking lands.

The Platform Deadline That Could Delist You

Nine booking platforms, among them Airbnb, Booking.com, Agoda and Traveloka, are checking every villa listing against the government's OSS business-licence database ahead of a 31 May 2026 deadline, per Bisnis.com, May 2026. Losing the listing, not a fine, is the risk for any villa lacking a verified NIB tagged to the right KBLI classification.

That verification sits on top of a licensing chain a foreign-owned villa business needs in the first place:

• Tourism-zoned land, never residential or protected.
• A PBG building permit issued for commercial use.
• An SLF safety certificate confirming the finished building.
• A business run through a PT PMA, since the simpler Pondok Wisata licence stays reserved for Indonesian citizens.

Getting that chain in order typically takes 6 to 12 months, per Bali Property Rules, so start well before the season you plan to list in.

Kompas Travel's tally, current to 6 May 2026, put nationwide OSS registrations past 99,000 short-term listings, with roughly one in three, about 31,000, carrying a properly verified NIB. A Detik Travel follow-up three months later still counted plenty of unverified Airbnb and Agoda entries at risk of vanishing from search.

What Rental Income Tax Actually Takes

Tax treatment splits on residency, not on the villa itself. Residents settle up at a flat 10% final rate on the gross rent collected, per PP 34/2017. Non-residents lose more before it reaches them, 20% withheld under PPh Pasal 26, unless a signed tax treaty plus a Certificate of Domicile brings that figure down.

Run your own numbers past a tax adviser before assuming either rate applies to you. Residency status, treaty country and how the rental is structured all change the answer.