Bali’s Luxury Hotel KPIs Are at Record Levels—Here’s What That Means for Investors
Bali’s hotel market posted a record 2024: island-wide occupancy around ~75% with ADR at all-time highs (≈ IDR 2.4–2.5m), lifting RevPAR materially. Submarkets like Seminyak and Nusa Dua ran in the mid-to-high-70s for occupancy, with peaks >80% in high season. With passenger volumes and airlift still rising in 2025, the premium end of the market retains pricing power—a favorable setup for professionally operated villas and branded residences.
Horwath HTL
1) The headline: record 2024, momentum into 2025
Independent hospitality research describes 2024 as a record year for Bali’s hotel sector, with occupancy and ADR both up, driving ~14% RevPAR growth versus the prior year. Average market ADR landed near IDR 2.4m while occupancy closed at ~75%—the strongest combo on record.
Horwath HTL
2025 runway: Ngurah Rai airport handled ~2.33m passengers in August 2025 (+2.5% YoY), including ~1.47m international—evidence that seat supply and arrivals remain supportive.
Antara News
2) Submarket snapshots (why the top end is so resilient)
Seminyak: 77% occupancy in 2024; ADR ~IDR 2.5m and RevPAR growth on top of an already strong 2023.
Nusa Dua / Tanjung Benoa: ~76% occupancy across 2024, underscoring strength in the family/luxury resort cluster.
These levels line up with what operators report anecdotally in Uluwatu/Jimbaran and other prime coastal pockets—peaks above 80% are common in high months when airlift and events converge. (We still model each asset below operator “ask” for conservatism.)
3) Supply: controlled, premium-weighted
Analyst monitoring shows new supply is skewed to 4★–5★ with measured additions through 2027—consistent with a quality-over-quantity direction that tends to protect ADR. We track starred-room counts and upcoming openings quarterly to avoid micro-gluts.
4) What hotel KPIs imply for villa underwriting
Hotels and villas are different categories, but hotel KPIs are great demand thermometers:
Higher ADR (pricing power) → supports villa nightly rates in comparable micro-locations.
High occupancy → signals calendar depth, helping reduce vacancy gaps.
RevPAR lift → usually shows up as net yield once operator fees, OTA, utilities, insurance, and reserves are properly modeled.
In our memos we translate these signals into conservative base cases for villa ADR/Occ, then run ±10% sensitivities. (SEZ/wellness halo is treated as upside, not a base assumption.)
5) Why the premium mix keeps winning
Route diversity & passenger growth keep demand broad and resilient, supporting weekends and mid-weeks.
Antara NewsDestination strategy has tilted toward “quality tourism”—less volume obsession, more spend per visitor—which is typically ADR-supportive over the cycle. (Policy references in our SEZ article.)
Horwath HTL
Investor takeaways
Record KPIs: 2024 combined ~75% occupancy with record ADR—a powerful base for hospitality returns.
Horwath HTLPrime pockets outperform: Submarkets like Seminyak/Nusa Dua sit in the mid-/high-70s with peaks topping 80% in season.
c9hotelworks.comMeasured pipeline: Premium-weighted additions help protect pricing rather than flood it.
marcom.colliers365.comUnderwrite, don’t assume: Use conservative ADR/Occ, disclose the full fee stack, and stress test. Hotel KPIs are the context, not the projection.
FAQ
Are these numbers for all hotels or just 4–5★?
The island averages reported include all starred categories; the upper-upscale/luxury set was particularly strong and sits at the heart of our investor focus.
Horwath HTL
How do you bridge hotel KPIs to villas?
We use hotel KPIs to validate demand climate, then price villas with operator STR comps and conservative assumptions on ADR/Occ, fees, and reserves.
Will new openings dilute occupancy?
Pipeline is moderate and premium-skewed. We choose micro-locations and operators that defend ADR and calendar quality even when new keys arrive.
marcom.colliers365.com
Sources & further reading
Horwath HTL (April 2025): “Bali Hotel & Branded Residences”—record-breaking 2024; RevPAR +14%.
Horwath HTLHorwath/C9 (April 2025, Lombok report excerpt): Compares Bali’s 2024 market occupancy ~75% and ADR ~IDR 2.4m, confirming record levels.
Horwath HTLC9 Hotelworks (Mar 2025): Submarket tables—Seminyak 77%, Nusa Dua ~76% in 2024, ADR trends.
c9hotelworks.comColliers (Q2 2024): Pipeline & starred-room mix—premium-weighted additions through 2027.
marcom.colliers365.comANTARA News (Aug 2025): 2.33m passengers at DPS in August; 1.47m international—ongoing demand depth.
Antara News
Methodology & disclaimer
Figures quoted derive from independent hospitality consultancies and official news releases. Island averages ≠ project outcomes. We underwrite asset-by-asset with full fee disclosure and ±10% ADR/Occ sensitivities.
