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Investment villas in Amed
Suppose you have read this article on the state of Bali’s real estate market in 2024. In that case, you will understand why savvy property investors are turning their attention towards investment in Amed villas.
Amed is one of Bali’s fastest-growing property markets. In the same way property prices have exploded in Canggu, Seminyak and Ubud, prices in Amed are also poised to explode.
By reading this blog.....
You will discover the financial benefits of buying a rental villa in Amed during the early stages of the property growth cycle.
You will also see how Amed villas compare to villas in Canggu, Seminyak and Ubud.
Demand for Amed villa rentals
Combined with a slower pace of life, less traffic, and lower living costs, tourists and long-term residents are beginning to identify Amed as an alternative destination to the developed regions of Bali’s south.
The influx of tourists and residents to Amed has created an opportunity for property investors to buy prime real estate in Bali during the early stages of a property cycle.
As an emerging property market, the supply of villas in Amed cannot keep pace with the increasing demand.
ROIs in Amed’s rental market
Amed villa owners are currently enjoying the benefits of the supply/demand imbalance. Rental occupancy rates for 3-bedroom villas are upwards of 75% per year. Owners are also able to capitalise on rising rental rates. Rental rates for luxury 3-bedroom villas are currently around USD$225.00!
The combination of high occupancy and rising rental rates creates the perfect storm for high-rate ROIs.
Supply of Amed villas for sale
Property developers are beginning to see the investment potential of Amed’s real estate market. This 9-villa complex is the first of its kind fully managed villa development in Amed.
The villas for sale are aimed at investors looking to get in early on Amed’s property market before property prices increase.
As an ‘all-in-one’ package aimed at investors looking to generate a passive income, property management services in Amed help to take over the day-to-day running of a rental business
ROI potential of Amed villas
As market forces begin to play out, Amed villas are beign developed to accommodate the rising demand. During the early stage of the market cycle, property investors recognise the opportunity to buy whilst land and property prices are low.
The upside potential in buying low is two-fold:
- Short-term rental ROIs
- Long-term wealth accumulation
Rental ROIs in Amed
Buying a rental villa at a low price will have a dramatic effect on your investment returns.
The table below is an example of how your Amed villa could perform as a rental property. The example assumes that each 3-bed/3-bath luxury villa is of the same quality and that the rental price-per-day is also the same.
You can see how the initial buying price has a dramatic effect on the bottom line return on investment.
- Note how the percentage ROIs per year decrease as the purchase price increases.
- Note how the ROIs in terms of years increases as the purchase price increases.
Purchase Price | $300,000 | $400,000 | $500,000 | $600,000 | |
|---|---|---|---|---|---|
Ave Daily Rental Rate | US$225 | US$225 | US$225 | US$225 | |
Ave Occupancy Rate | 75% | 75% | 75% | 75% | |
Gross Revenue pa | US$61,593.75 | US$61,593.75 | US$61,593.75 | US$61,593.75 | |
Management Fees | US$12,318.75 | US$12,318.75 | US$12,318.75 | US$12,318.75 | |
Operational Costs | US$10,000.00 | US$10,000.00 | US$10,000.00 | US$10,000.00 | |
Net Revenue pa | US$39,275.00 | US$39,275.00 | US$39,275.00 | US$39,275.00 | |
ROI % per Year | 13.1% | 9.8% | 7.9% | 6.5% | |
Payback in Years | 7.6 Years | 10.2 Years | 12.7 Years | 15.3 Years |
Price appreciation of land
The price of a villa sale is typically determined by the underlying price of land. As the price of land goes up, the price of the property it occupies increases. This is a constant in real estate markets all over the world.
Buying a villa in Amed whilst land prices are low captures a lot of upside potential. The chart below shows how the price of land in Amed has increased since 2013. The chart also estimates the cost of land in Amed into the year 2026.
Price of an Amed villa in 2026
In 2024, the price of leasehold land in Amed (per are) is IDR 5.5 million per are (USD $350.00 approx). In 2026 the price of land is expected to increase to IDR 8 million per are (USD$ 520.00 approx).
The price appreciation of land between 2024 and 2026 is a 48% increase. If we use the same calculation and apply it to an Amed villa costing USD $279,000 in 2024 – the same villa will be worth USD $410,000 in 2024.
Property prices in Bali
The selling price of a villa depends on several factors. The most important factor in determining price is location. The more developed an area is, the higher the price is likely to be.
The price of a 3-bed/3-bath luxury villa in Canggu is higher than a similar property in Amed. The volume of tourists visiting Canggu over the past twenty years has driven land and property prices up.
Likewise, Amed is fast becoming recognized as a leading tourist destination (Lonely Planet: Amed #2 7 Best Places to Live in SE Asia) and property prices are starting to climb. As Amed attracts more visitors over time, the price of land and property will continue to rise.
Canggu, Seminyak, Ubud and Amed
The tables below show the price details of villas for sale in different parts of Bali. You can review and compare prices, property size and lease terms for each villa.
The data has been compiled from publicly available development prospectuses and sales brochures. The following variables maintain consistency in the data provided;
- A unique type of home that offers an upscale lifestyle and luxurious amenities
- Property built on land in a prime location
- 3 bedrooms with ensuite bathrooms
- Greater than 200 sqm of built up area
- Private swimming pool
- Greater than 200 sqm total plot size
- High-end fixtures and fittings
Villas in Canggu
Average data for villas for sale in Canggu;
- Internal Space: 260 SQM
- Plot Size: 255 SQM
- Price: USD $490,000
Bedrooms | Internal Space (m2) | Plot Size (m2) | Lease term | Price | 3 | 200 | 250 | 23 + 0 | $350,000 |
|---|---|---|---|---|
3 | 293 | 200 | 30 + 20 | $650,000 |
3 | 293 | 175 | 30 + 20 | $595,000 |
3 | 251 | 143 | 30 + 0 | $370,000 |
Villas in Seminyak
Average data for villas for sale in Seminyak;
- Internal Space: 200 SQM
- Plot Size: 283 SQM
- Price: USD $433,000
Bedrooms | Internal Space (m2) | Plot Size (m2) | Lease term | Price | 3 | 200 | 220 | 28 + 0 | $520,000 |
|---|---|---|---|---|
3 | 170 | 340 | 33 + 0 | $416,000 |
3 | 201 | 392 | 26 + 0 | $473,000 |
3 | 225 | 180 | 25 + 0 | $325,000 |
Villas in Ubud
Average data for villas for sale in Ubud;
- Internal Space: 245 SQM
- Plot Size: 483 SQM
- Price: USD $435,000
Bedrooms | Internal Space (m2) | Plot Size (m2) | Lease term | Price | 3 | 227 | 263 | 28 + 0 | $405,000 |
|---|---|---|---|---|
3 | 216 | 250 | 23 + 0 | $438,000 |
3 | 415 | 1,000 | 27 + 0 | $597,000 |
3 | 120 | 420 | 28 + 0 | $300,000 |
Amed villas for sale
Data for Amed villa for sale on the Vesica Villas Celuke development;
- Internal Space: 339 SQM
- Plot Size: 470 SQM
- Price: USD $279,000
Bedrooms | Internal Space (m2) | Plot Size (m2) | Lease term | Price |
|---|---|---|---|---|
3 | 339 | 470 | 24 + 25 | $279,000 |
Comparing Bali villas
The following table demonstrates the cost of a like-for-like property as closely compared to a villa on the Vesica Villas Celuke development in Amed.
The data has been compiled to find 3-bedroom villas for sale in areas of Bali that are similar in quality and size.
Amed | Canggu | Seminyak | Ubud | |
|---|---|---|---|---|
Bedrooms | 3 | 3 | 3 | 3 |
Bathrooms | 3 | 3 | 3 | 3 |
Plot Size (m2) | 450 | 200 | 392 | 311 |
Built-up Area (m2) | 330 | 293 | 201 | 302 |
Private Pool | Yes | Yes | Yes | Yes |
View | Ocean | Restricted | Restricted | Rice Paddy |
Ownership Term | 24 + 25 | 30 + 20 | 33 + 25 | 26 + 0 |
Price | US$279,000 | US$625,000 | US$470,000 | US$309,000 |
To summarize the information in the table above we can see that Amed villas when compared to other areas in Bali;
- are less expensive to buy
- have a larger built-up area and internal living spaces
- are built on a larger plot of land
Villa price Vs Rental returns
If we compare a villa in Amed priced at $279,000, and a villa in Canggu priced at $625,000. It would be logical to suggest that the Canggu villa would charge a higher price-per-day rental fee than the Amed villa.
However, as discussed earlier in this article, the supply/demand dynamics of Amed’s rental market are shown to be a more profitable investment. The percentage ROIs per year, and years to pay back the investment are more favorable in Amed than they are in Canggu, Seminyak and Ubud.
Summary
The demand for rental villas in Amed is rising as more tourists and residents are attracted to the slower pace of life and authentic representation of Bali’s culture.
The supply of Amed villa rentals cannot keep up with the demand. Existing owners of 3-bed/3-bath luxury pool villas are enjoy the benefits of high-rate ROIs – capitalizing on high occupancy rates (75%+) and high rental prices ($225+).
Amed villa development is on the rise and savvy property investors are looking to buy luxury villas before prices begin to explode. Buying a rental property during the early stages of the property market boom will have a dramatic effect on investment returns.
In many cases, property investors in Amed can use their rental profits to pay back the cost of a villa in less than 6 years. In this instance, the financial rewards of a passive income can be life-changing.
As Amed’s popularity grows, land and property prices will continue to increase. Buying a villa when prices are low provides the opportunity for long-term generational wealth. Property prices in other areas of Bali have risen dramatically over the past twenty years. Amed villas and land prices are also beginning to demonstrate similar characteristics of a extended property boom cycle.
High Passive Income From Rental Villas
Starting from $279,0000
18% ROI
$50k Income
75%+ Occupancy
$225 Daily rate
Build Generational Wealth
Upside opportunity as land and property prices increase
