Villa management fees in Bali: how they work, and what to ask.
Owners compare headline percentages. They often miss the parts that decide what they actually keep. This guide explains the fee structures used in Bali in 2026, what sits inside and outside them, and five questions that separate a clear contract from an expensive one.
Short answer. Published 2026 rate cards of Bali managers range from about 13% to 25% of gross revenue, often with a fixed monthly fee on top. Some, including Hospara, charge a percentage of net revenue instead: what is left after the booking site’s commission and tax. The base matters as much as the percentage. 15% of gross can equal about 20% of what the owner actually receives.
The three fee structures you will meet
Bali managers charge in one of three ways:
- A percentage of gross revenue, usually between 13% and 25% in published 2026 rate cards, sometimes with a fixed monthly fee on top.
- A percentage of net revenue, taken after the booking site’s commission and tax. This is how Hospara quotes.
- A hybrid: a lower percentage plus a fixed monthly retainer, roughly IDR 1 to 3.5 million in published 2026 rate cards.
Percentages and retainers vary by manager and by property. Compare whole offers, not headline rates.
Gross and net are not the same. Take a 15% fee on gross revenue, where Airbnb keeps 15% and tax takes 10%. The owner receives 75 of every 100 the guest pays. The fee of 15 is then about 20% of what reaches the owner.
| For every 100 the guest pays | Amount |
|---|---|
| Booking site commission (15%) | −15 |
| Tax (10%) | −10 |
| Net revenue that reaches the owner | 75 |
| Management fee: 15% of gross | 15, or 20% of net |
Ask which base is used. Have it written into the contract with a worked example.
What is usually inside the fee
Listing management and distribution, pricing, guest communication, check-in and check-out coordination, housekeeping scheduling, basic maintenance coordination, monthly reporting and owner payouts.
Some managers include revenue management and review handling. Others sell them separately.
What is usually outside it
Cleaning and laundry for each stay, consumables and amenities, utilities, pool and garden contractors, repairs and parts, tax filings, licensing work, photography and any marketing spend.
These are pass-through expenses. The question is whether they are passed through at cost with receipts, or with a mark-up. A mark-up of 10% to 20% on every pass-through expense can matter more than the headline fee.
Owner stays, minimums and exits
Check three clauses:
- Owner stays. Are they free? How much notice is needed in high season?
- Minimum fee. Is there a minimum monthly fee that applies in low months?
- Exit. How does the contract end? Look for the notice period, the handover of listings, photos and reviews, and the final reconciliation.
How Hospara charges
One percentage of net revenue, quoted for each property after a property visit. Expenses are passed through at cost, with receipts. The owner sets the approval limit for spending.
Listings, photos and any direct-booking domain stay in the owner’s name. The contract states the term, the notice period and the handover.
We do not publish the percentage, because it depends on the property. The structure is the same for everyone. More about Hospara Manage.
Five questions to ask any Bali manager
- Is the fee on gross or net revenue? What exactly is deducted before it is calculated?
- Are expenses passed through at cost, with receipts I can see?
- Who approves spending, and above what amount?
- Can I see a real monthly statement and the report behind it?
- What happens to my listings and reviews if I leave?
Common questions
Is a percentage of net revenue better than a percentage of gross?
It is more transparent, because the fee is charged on money that actually reaches the owner. Whether it is cheaper depends on the percentages. Ask for a worked example using your own numbers.
What is a pass-through expense?
A cost the manager pays for the owner and then bills back: cleaning, laundry, utilities, repairs and contractors. It should be passed through at cost, with receipts. A mark-up on pass-through expenses is a second fee.
Do villa managers in Bali charge a minimum fee?
Some do. It can be a monthly retainer, or a minimum management fee in low months. Ask whether one applies, and when.
Related
Get a written proposal for your villa.
We visit the property first. Then you get a written proposal: one fee on net revenue, a 12-month revenue projection for your zone and a setup list.