Gross vs net: what a Bali villa really returns after the ATO
From gross rent to what lands in your Australian bank account: management, maintenance, Indonesian tax, vacancy, and your marginal rate.
Most Bali villa marketing quotes a gross yield. An Australian resident is taxed on worldwide income, so the number that matters is net, after Indonesian and Australian tax.
The chain
- Gross rent (occupancy × nightly rate)
- Less management fee (typically 15–25%)
- Less maintenance, utilities, insurance, platform fees
- Less Indonesian tax on rental income
- Less a vacancy and repairs reserve
- Equals net in Indonesia
- Declared to the ATO, with a credit for Indonesian tax paid under the double tax agreement
An example
[Worked example on a 2‑bedroom villa at the published assumptions, in AUD, at three occupancy scenarios.]
We are not licensed to give financial advice in Australia. This article is reviewed by an Australian accountant, [name], and links to the ATO pages it relies on.
