Most villas in Bali underperform for reasons that have nothing to do with the villa.

Rates left static for months. Listings written once and never touched again. Maintenance handled only after a guest complains. Owners who find out how the month went whenever the money happens to land.

We manage villas the way an operator runs any other asset. Rates move with demand, every cost is itemised, and the report arrives whether the news is good or not.

17%

Short term
management fee

10%

Long term
management fee

90

Days notice
to walk away

TALK TO US ON WHATSAPP

Packages

Two ways to run it

One fee, one contract, and no line items appearing later that were never mentioned at the start.

Short term rental

17%

Nightly across Airbnb, Booking.com, Agoda and direct. We take the listing, the pricing, the guests, the cleaners and the reporting.

Long term rental

10%

Leased six to twenty four months. Lower turnover, steadier income, less involvement. Tenant sourcing, lease, rent collection and the property itself.

Twelve month minimum term. Ninety days written notice to exit, subject to existing bookings.

Inclusions

What we handle

Guests

Every message before, during and after the stay
Check in and check out coordination
Same day response to requests and issues
Guest database and repeat booking tracking

Revenue

Listing build and ongoing optimisation
Dynamic pricing against seasonality and real demand
Calendar sync across every platform, no double bookings
Monthly pricing review with the numbers behind it

Operations

Cleaning, linen and amenity management
Pool, garden and contractor scheduling
Scheduled inspections rather than reactive ones
Minor repairs coordinated and documented

Reporting

Monthly revenue, expense and occupancy report
Owner payouts with full reconciliation
Operational payments handled on your behalf
Your own dashboard with live booking data

Setup

Not ready yet? That is usually where we start

A lot of the villas we take on are not guest ready when we first see them. Some are still on site. We handle the gap.

Turnkey setup. Everything from kitchenware and linen through to artwork, styling and soft furnishings, delivered and installed by our team. Two levels, functional or fully styled.

Photography. Coordinated with the villa photographers we use. Interiors, exteriors and drone. This is the single biggest lever on your nightly rate and most owners underspend on it.

Listing and launch. Copy, pricing strategy and platform setup before you take a single booking.

Turnkey and photography are quoted per villa based on bedrooms and finish. Ask us for current pricing.

The honest bit

What it actually costs to run a villa

Nobody tells owners this before they buy, so here it is. Indicative monthly running costs for a two bedroom villa operating nightly. Housekeeping and utilities are the two big ones and they move with occupancy.

Category	Monthly IDR
Housekeeping	3,000,000
Electricity, gas and water	3,000,000
Pool and garden	1,500,000
Maintenance and repairs	1,000,000
Laundry and linen	600,000
Wi-Fi	550,000
Supplies and amenities	500,000
Garbage and banjar fees	250,000
Pest control	250,000
Welcome pack	100,000
Total	10,750,000

Estimates only. Actual figures move with villa size, location, staffing and occupancy. Insurance and licences are annual and sit outside this table. A long term lease runs well under half of this.

Compliance

Licensing and structure

This is the part most owners find out about too late, so we will be direct. To rent your villa nightly in Bali as a foreign owner you need a PT PMA and a pondok wisata licence held under it. Without both, renting publicly is not legal and the risk sits with you, not your manager.

It is not unusual and it is not difficult when the right people handle it. We refer owners to the consultants we use ourselves for company setup, licensing, tax and accounting, and we will tell you honestly where your current structure stands before you sign anything with us.

We also recommend insuring the villa and contents once it is substantially complete, and can point you to a provider who covers villas across Bali.

Process

How it starts

01

A look at the villa

We visit, walk it, and tell you what it will realistically earn. If another approach suits you better, we will say so.

02

Numbers and package

A rate and occupancy view for your villa specifically, and what setup work is needed to get there.

03

Sign and onboard

Agreement, onboarding checklist, setup and photography if needed.

04

Live

Listings built, pricing set, calendar open. We run it from there.

Tell us about your villa

Send us the location, the bedroom count and where it is up to. We will come back with what it should realistically earn and what it would take to get there. No pressure and no obligation.

TALK TO US ON WHATSAPP

hello@fabricmgmt.co +62 822 3089 1269

Your villa, properly run.