The gated ITDC resort enclave on the east of the Bukit plus the Tanjung Benoa watersports strip, dominated by branded hotels. Villa supply is thin and sits on the fringes, and the guest base is convention and package travel rather than the Canggu crowd.
Listing-weighted across Jul 2026–Sep 2026 · DNA bucket: Nusa Dua · USD
208
Tracked Listings
45%
Occupancy
$192
Median ADR
$3,965
Revenue / Month
Occupancy and ADR are observed from live Airbnb calendars across Mar 2026–Jan 2027 (31,966 listings tracked, counted over Dec 2026's calendars, the best-covered month), shown in USD. ADR reflects asking prices; upcoming months show booking pace to date and typically rise as the month approaches.
Over Jul 2026–Sep 2026, the 208 tracked Airbnb listings in Nusa Dua ran 45% occupancy, 13 points below the 58% Bali-wide weighted mean over the same months. The listing-weighted median nightly rate was $192, 0.89× the $214 Bali figure; 2-bedroom units, the largest tracked size band at 58 listings, averaged $164 at 51% occupancy. Tracked supply moved from 18 listings in Mar 2026 to 208 in Sep 2026, up 1056%. 120 villas are listed for sale in Nusa Dua, median asking $287,400, 68% leasehold across the 120 with a stated tenure, the 12 scoring 83.4 or more median 5.7% net yield after tax on all-in cost, median gross yield on all-in cost 9.7% over 120 listings with an estimate.
Complete calendar months only — Mar 2026 to Sep 2026. Occupancy is the listing-weighted share of nights booked; ADR is the listing-weighted median asking rate.
| Month | Occupancy | ADR | Listings |
|---|---|---|---|
| Mar 2026 | 11% | $354 | 18 |
| Apr 2026 | 32% | $316 | 49 |
| May 2026 | 26% | $238 | 83 |
| Jun 2026 | 38% | $265 | 56 |
| Jul 2026 | 59% | $237 | 74 |
| Aug 2026 | 55% | $213 | 91 |
| Sep 2026 | 36% | $166 | 208 |
Booking pace already on the calendar: Oct 2026 42% (249 listings) · Nov 2026 21% (253 listings) · Dec 2026 15% (257 listings) · Jan 2027 8% (29 listings). Forward months fill further as dates approach and are excluded from every figure above.
Weighted over Jul 2026–Sep 2026; listing counts are the latest complete month.
| Size | Listings | Occupancy | ADR | RevPAR |
|---|---|---|---|---|
| Studio | 39 | 27% | $68 | $19 |
| 1-bedroom | 36 | 46% | $79 | $37 |
| 2-bedroom | 58 | 51% | $164 | $84 |
| 3-bedroom | 48 | 49% | $228 | $111 |
| 4-bedroom | 17 | 45% | $416 | $189 |
| 5-bedroom+ | 10 | 42% | $518 | $218 |
Matched on the listing's stated area; a villa described as two areas can appear under both. Prices in USD as listed.
5.7%
Net Yield · Score ≥ 83.4
120
Listings
$287,400
Median Asking
$2,440/m²
Median $/m² Built
68%
Leasehold Share
9.7%
Median Gross Yield
Net yield is the median fully-managed after-tax net on all-in cost of the 12 listings scoring 83.4 or more on BrixfoxScore here (the top decile, ties included), the cut every Brixfox market and region card leads with; the median across all 120 listings with a net figure is 3.8%. $/m² over 118 listings with a stated building size; tenure split over 120 with a stated tenure (32% freehold); gross yield is projected STR revenue over true all-in acquisition cost, over 120 listings with an estimate. Net yield after management, tax and lease write-off is on each property page.
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