Managing a rental property can be challenging, especially in a unique market like Bali. But don’t worry—Bukit Vista is here to share over 10 years of expertise in rental property management to help you navigate the ins and outs of this industry. This guide compiles our hard-earned insights to help you avoid the common mistakes and optimize every aspect of your rental property business.
Jason here, Bukit Vista’s business journalist, and I’ll be guiding you through each step of the journey. With a focus on practical advice and industry insights, I’ll break down the essential elements of managing a rental property in Bali, from boosting revenue to ensuring guest satisfaction. Whether you’re new to property management or an experienced host, this guide will equip you with the knowledge to succeed in Bali’s competitive rental market.
Bukit Vista's Track Record
Average 4.5+ star reviews on Airbnb
– est 2012
Properties under management
– October 2024
Value of properties under management
– March 2024
Average daily sales
(in the last 1 year)
Average daily page views (580% higher than similar listings)
Total revenue generated to partners (in the last 4 years)
Average occupancy rate
– From April 2024 until September 2024
From our years of experience, managing a rental property requires effort, time, and money to get a stable income. If you are an investor or villa owner in Bali, you have 2 options to manage your property. Choose to manage your property independently or appoint a third party to manage your property, which is a professional property management company.
Why managing a rental property is important?
Managing and maintaining a rental property is no easy work, especially if you’re planning to rent out your property for potential guests. Guests have many options and information when choosing where to stay now from hotels, villas, guesthouses, and resorts. So ensuring your property is up to standard could result in whether your property is successful in attracting guests.
From housekeeping and maintenance, choosing which platforms & OTAs to market your property, guest relations, pricing, onsite staff training, and so on. The lists for maintaining a rental property could be quite long, not to mention energy and time-consuming. Therefore, having the right management practice could help you save time and money.
How can you rent your property?
The logistics and procedures of renting a property involve detailed housekeeping and maintenance to meet cleaning standards, ensuring all legal and financial documents are prepared, and listing your property on platforms like Airbnb. Keep these key processes in mind to streamline the rental preparation for your property.
Make sure your rental place is always well-organized, clean, and sanitary.
When managing a rental property, cleanliness and maintenance are crucial to creating a welcoming experience for guests. To keep your property in top condition, here are some essential housekeeping tasks to ensure every corner is guest-ready:
- Keep walls, doors, ceilings, and switches stain-free.
- Clean light fixtures, removing dust, oil, and insects.
- Refresh drapes and blinds to their original condition.
- Dust skirting boards, windowsills, doorstops, and cabinet tops.
- Vacuum window and door tracks to remove dust and insects.
- Sweep and mop non-carpeted floors, addressing any stains or scuffs.
- Deep-clean carpets for freshness.
- Clean air conditioner filters to ensure fresh airflow.
To enhance organization, consider adding storage furniture like bookcases or storage benches. This not only keeps your property looking tidy but also offers guests more convenience.
If managing a rental property feels overwhelming, especially when it comes to keeping everything spotless, consider hiring a reputable cleaning service. Professional help ensures your rental property remains pristine and welcoming, enhancing the guest experience and making property management simpler for you.
Check all your financial & legal documents before renting
When managing a rental property, understanding the legal requirements is essential to avoid complications down the line. These regulations can vary greatly depending on your location, so it’s crucial to check with local authorities—particularly if you’re managing the property from overseas. Confirm with your country, city, or state to ensure your property is eligible for rental use.
Here’s a checklist to help you navigate the legal and financial aspects of managing a rental property:
- Verify Rental Legality: Consult a local representative to determine if permits are necessary and confirm that renting your property is legally allowed in your area.
- Review Insurance Coverage: Check your homeowner’s insurance policy to see if it covers renters. If it doesn’t, ask about a supplemental plan to ensure you’re fully protected.
- Understand Mortgage and Tax Obligations: Speak with your bank or an accountant to clarify any mortgage and tax responsibilities associated with renting out your property.
Before accepting any guests, make sure all legal, insurance, and financial requirements are in place and up to date. This proactive approach will protect you and your property, ensuring a smooth rental experience.
Read more: Rental Property Legal Advice in Bali
Marketing and listing your property for guests.
When managing a rental property, effective marketing is essential to attract guests and secure bookings. A well-thought-out marketing strategy provides potential visitors with the information they need to choose your property with confidence. Here are some key marketing strategies to help your rental stand out and encourage guests to book:
- Use High-Quality Photos: Include clear, high-resolution images that showcase every space—exterior shots, the backyard, bedrooms, bathrooms, and the living room. Consider hiring a professional photographer specializing in real estate to capture your property at its best.
- Highlight Local Attractions: Familiarize yourself with the area and provide details in your listing about nearby attractions, popular restaurants, and transit options to make your rental more appealing.
- Emphasize Family and Pet-Friendliness: If your property is suitable for families or pets, make sure to mention this. It can significantly expand your market appeal.
- Promote Extra Amenities: Features like a complimentary breakfast, free Wi-Fi, or laundry facilities can add value to your property. If you offer any of these, be sure to highlight them in your listing.
By following these strategies, you’ll enhance your property’s visibility and appeal, making it easier to attract bookings while managing a rental property effectively.
Below is an example and tips to create a detailed & delightful listing on Airbnb
Making an impression - Cover photo & listing title
Creating an enticing first impression is key to attracting guests to this unique listing. The title, “Voguish Penthouse with Rooftop Pool Near Canggu” instantly highlights the modern style and prime location close to Canggu’s attractions, setting the expectation for a chic and accessible stay.
The hero photo—the rooftop pool at sunset—captures the luxurious ambiance and exclusive amenities, giving potential guests a glimpse of the relaxing, scenic experience awaiting them. Icons on the image add value by pointing out the proximity to Finns Beach Club, the fully equipped kitchen, and the rooftop pool with sunset views, which reinforce the property’s appeal.
To enrich the listing further, each additional photo showcases different facets of the property, from the comfortable, well-decorated bedroom to the spacious outdoor seating area. Including the local event calendar in the photo carousel highlights the vibrant local scene and invites guests to engage with the neighborhood.
This cohesive presentation helps guests visualize their experience, making it more likely they’ll hit that “Book” button.
Write an accurate description of your listing & amenities
When managing a rental property, a well-crafted listing description is key to attracting guests and setting clear expectations. Start with an inviting introduction that captures the unique character of your property. Use descriptive language to help guests visualize the experience they’ll have—rather than simply saying “Penthouse with pool,” try “Welcome to your private penthouse oasis, just minutes from the vibrant center of Canggu, where you can relax in a rooftop pool with breathtaking sunset views.” This introduction sets a welcoming tone and highlights what makes your property special.
Proactively address common guest questions within the description to provide clarity and build trust. Include essential information like check-in and check-out times, key amenities such as high-speed Wi-Fi or a fully equipped kitchen, and any house rules around noise, pets, or smoking areas. Don’t forget to mention nearby attractions or essential services, like proximity to popular beaches, cafes, or markets, so guests understand the benefits of your location.
Offering extra services can make your property more appealing to potential guests. If you provide options like airport pick-up, shuttle services, or daily housekeeping, mention them in the listing. These touches can create a sense of ease for guests looking for a more comfortable, worry-free stay.
Can you manage a rental property yourself?
After purchasing a property in Bali, managing a rental property yourself is achievable, although it requires significant time, effort, and resources. The first step is to create a strategic budget for property management, covering essentials like maintenance, repair costs, taxes, seasonality, and onsite staff if needed. Bukit Vista understands these challenges and helps property owners manage their budget effectively, maximizing every investment for long-term success.
A crucial aspect of managing a rental property is guest satisfaction. Building strong relationships with guests not only secures high ratings but also drives future bookings, making your property more appealing. Key performance indicators, such as occupancy rate and average daily rate (ADR), are vital for assessing profitability. Occupancy rate shows how often your property is booked, while ADR measures revenue generated per booking. Bukit Vista’s data-driven approach empowers property owners by tracking and optimizing these metrics, ensuring your property consistently performs at its best.
Effective marketing is another cornerstone of successfully managing a rental property. Listing your property on major OTAs like Airbnb and Booking.com, setting competitive pricing, and promoting through social media are essential steps in reaching potential guests. With Bukit Vista‘s advanced marketing strategies, we take your property’s visibility to the next level, leveraging our expertise to attract more bookings and maximize occupancy.
A common concern when managing a rental property is the risk of property damage. Screening guests carefully is essential to protect your investment. Bukit Vista’s experienced team handles this process, ensuring peace of mind by vetting guests and managing all communications professionally.
If managing a rental property feels overwhelming, Bukit Vista’s Bali villa management team is here to support you. With a dedicated team of revenue managers and data scientists, our advanced revenue projection model and industry expertise ensure that you achieve the highest returns on your investment. Let Bukit Vista be your partner in maximizing your property’s potential, creating memorable guest experiences, and securing a strong presence in Bali’s competitive rental market.
How do you manage a rental property remotely?
Managing a rental property remotely while you’re away is a sure thing you can do. However, you still need some person on the ground to monitor your property to anticipate unexpected and unfavorable things that could happen at your property. That’s why you still need to rely on several people monitoring your property including:
Property Cleaning Team
You need someone to clean your property before guests check-in. You don’t want to let your property get messy while there are some guests who want to book your property on the same day. So, all you need is someone who doesn’t need to live at your property but just near your property. So, whenever you have guests about to check in, you can call them up and ask them to clean your property.
A Maintenance Person In Charge
The second person that you need is the maintenance person. Although you already check all your features and facilities at your property, there’s still a chance of risk and problems that could happen. Therefore, you need to hire or partner up with a repair person near your property that you can trust. So, whenever you need them, you can contact them to check your property and repair anything needed.
Air-support person
And the last person that you want to keep an eye on your property is an air-support person. An air-support person will help you to give hands to your guest in case there is an emergency. This could be your family members, property managers, friends, or even neighbors.
If you’re looking to reach the top 1% of the market with a hassle-free approach to managing a rental property, Bukit Vista is here to help. We understand the hesitation in handing off management to others, which is why we’ve developed a seamless solution designed around your needs. Our exclusive BVGO app empowers you with a comprehensive dashboard to monitor every detail of your property’s performance.
With BVGO app, you can easily track real-time booking updates, monitor guest check-ins and check-outs, review upcoming reservations, and revisit booking history—all at your fingertips. The app also provides automated, transparent financial reports, allowing you to manage and optimize your property anytime, anywhere.
If you’re ready to take your property to the next level and achieve top market rankings without the operational burden, let Bukit Vista be your trusted partner. Join us and experience innovative, data-driven property management designed to inspire delight and maximize returns.
Bukit Vista's Mission to Inspire and Delight by Helping Partner Achieving the TOP 1% of the Market
If you’ve made it this far, I hope this guide has shed light on how to manage a rental property effectively. As you can see, managing a rental property involves considerable work and dedication, especially if you’re tackling it solo for the first time.
Elevate your property’s potential with Bukit Vista, Bali’s leading property management company. Our comprehensive services include professional photography, dynamic pricing strategies, and optimized online listings to maximize your revenue. With our proprietary BV GO app, you gain real-time insights into bookings, guest check-ins, and financial reports, ensuring transparency and control. Our dedicated team handles guest relations, housekeeping, and maintenance, delivering exceptional experiences that inspire delight.
Reach out for a free consultation and discover how Bukit Vista’s data-driven approach and hands-on support can elevate your property. Let us take care of the details so you can focus on achieving top market performance and delivering unforgettable guest experiences. Contact us today to see how we can turn your property into a top-performing asset.