Mark, 62, and Jenny, 59, retired from Brisbane in 2021 with AUD $480,000 in super and a plan. They wanted passive income from Bali — not a holiday home, but an actual income-producing asset. "We looked at Canggu first because everyone talks about it," Mark says. "But the prices were insane for what you got."

"Everyone told us to buy in Canggu. That would have been a AUD $50K mistake."

Here is their story — the good, the bad, and the AUD $7,200 mistake that nearly derailed everything.

2021: The Search

They spent three months researching. An agent pushed Canggu villas at AUD $350,000-plus. Mark used Pertama Property's transaction data and found Jimbaran three-bedroom villas within 800 metres of the beach for AUD $180,000-220,000. "The data was right under our noses. Same ocean, better beach, AUD $150K less." They settled on a 25-year leasehold in Jimbaran for AUD $200,000, annual land rent AUD $2,800.

2022: The Setup

The villa needed AUD $22,000 in renovations — pool, landscaping, furniture. "We paid a Balinese project manager, not an Australian one. Saved AUD $7,200 in 'Western markup' alone." They listed on Booking.com and Airbnb in May 2022. First year's gross: AUD $31,000. Management fees: $4,340 (14%). Net: $26,660.

2023-2024: Growth

Year two gross: AUD $36,000. Year three: AUD $44,000. They switched from full-service to a boutique Balinese manager at 10.5%, saving AUD $1,540 annually. "The local manager keeps the villa cleaner and the staff happier. Occupancy went from 58% to 67%."

2025-2026: The Results

By mid-2026, their villa generated AUD $48,000 gross, with AUD $28,000 net — a 14.2% net return on their total AUD $222,000 investment. "Our financial advisor said 8% was realistic. We are nearly double that." Capital appreciation on the leasehold: estimated 4% per year.

What They Would Do Differently

Negotiate the lease harder — they paid AUD $5,000 above market
Choose a local manager from day one, not the Australian agency
Invest in solar early — AUD $3,500 saved AUD $1,200/year in electricity
Set up a PT PMA for tax efficiency from the start

The Hidden Costs They Did Not Expect

Not everything went smoothly. Year one included AUD $3,200 in unexpected costs: a broken water pump (AUD $800), a guest who flooded the bathroom (AUD $1,200 in repairs), and a booking platform error that double-booked a week (AUD $1,200 compensation). "We thought we had budgeted for everything. You never really know until something breaks at 2am on a Saturday." They now keep AUD $5,000 in an emergency fund specifically for villa contingencies.

Why Jimbaran Worked for Them

Jimbaran's demographic match was critical. Their villa attracts mostly Australian couples and families aged 40-65 — people who want beachfront dining, not nightclubs. "Our guests stay 7-10 nights on average. In Seminyak, it is 3-4 nights. That means fewer turnovers, less cleaning, happier neighbours." The longer stays also reduce management workload: one booking instead of two to cover the same 14-day period.

For a confidential assessment of your own Bali property investment Jimbaran strategy, book a personalised due diligence consultation with Pertama Property's investment team.

External resources: ATO foreign investment rules for rental income, Indonesia BKPM foreign ownership guidelines, and Australian Smartraveller Indonesia advice.

Read our related guides: Melbourne Couple's Sanur Success, Sydney Teacher's Bali Portfolio, and Sanur vs Canggu vs Uluwatu ROI.

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