Villa Management Services in Bali — Transparent Fees. Measurable Results.
Short-term rentals, long-term leases, and villa sales — managed end-to-end by a team that treats your property as an investment, not a task.
Villa Management Across All of Bali
Azeroth PM provides professional villa management services across Bali’s most sought-after locations — Canggu, Pererenan, Seminyak, Umalas, Seseh, Uluwatu, and Ubud. Whether you’re seeking a trusted partner for short-term holiday rentals, a reliable manager for long-term expat leases, or expert advisory for villa sales and investment, our team handles every detail with care, transparency, and a results-driven approach.
With deep local market knowledge and a growing managed portfolio, Azeroth PM is Bali’s trusted partner for villa owners who expect more from their property manager. Get in touch to discuss how we can work together.
What Sets Azeroth Apart
No Hidden Margins
What we agree is what you pay. No markup on vendors, no commissions on maintenance or staff salaries. Every expense in your monthly report is the real cost.
Fee On Net Revenue
Our 20% short-term fee is calculated after Airbnb or Booking.com take their cut — not before. Fairer, clearer, and verifiable against every statement.
Monthly Itemised Reports
Income by channel, OTA fees paid, real expenses broken down, net to the owner. Not a one-line PDF — a report that gives you full visibility every month.
Daily Dynamic Pricing
Active pricing management with PriceLabs and Beyond — adjusted daily based on demand, seasonality, competitor rates and booking pace. The goal is net revenue, not just occupancy.
Compliance-Ready
Since March 2026, Airbnb and Booking.com are integrated with Indonesia’s OSS system. Properties without a verified NIB are removed from the algorithm without warning. We coordinate compliance so your villa stays live and protected.
Short-Term Rental — 20% on net revenue
Short-Term Rental Management
Full end-to-end management — dynamic pricing, guest communication, operations and reporting, handled completely.
Most managers in Bali charge 20–30% on gross booking revenue. Azeroth charges 20% on net revenue — after Airbnb or Booking.com deduct their fee. Fairer, clearer, and verifiable on every statement.
Revenue & Pricing Management
Competitive positioning and comp set analysis
Active dynamic pricing with PriceLabs / Beyond — adjusted daily
Long-Term Rental — 10% placement · 17% full management
We separate finding the tenant from running the villa. You choose how much you delegate — and we hold the deposit and collect the rent, so your fee and your property are protected.
Tenant Placement — 10%
Market rent setting
Active marketing: internal database, partner network, portals
Tenant vetting (ID, visa, solvency, references)
Viewings, negotiation and contract coordination
Deposit held in escrow + rent collection
Move-in with inventory checklist and documented handover
Villa Sales — 6% of sale price · exclusive mandate
The Bali standard is 5% with any agent, no structured process, and zero pipeline visibility. We charge 6% and justify every point with a data-led, active sales process from strategy to close.
1 — Pre-Sale Strategy & Positioning
AI-backed market valuation (our pricing engine) — delivered once the mandate is signed
Pricing strategy and positioning (investor profile vs. end-user)
Comparable analysis and target buyer profiling
Sales plan and go-to-market timeline
2 — Sales Pack & Marketing Assets
Professional sales materials: fact sheet, brochure, terms
Copywriting and cross-channel presentation alignment
Photo and video review and recommendations
Deal-ready information checklist to reduce buyer friction
3 — Buyer Acquisition & Distribution
Distribution to our internal database of buyers and investors
Outreach via broker partner network (controlled distribution)
Selected online marketing channels (local and international)
Villa Branding — Launch from IDR 8M · Media from IDR 5M / month
Your villa is a brand, not a post lost in a generic feed. Real material, an AI content engine and SEO-first execution — built to be found and booked direct.
Launch — one-off
Professional photo + video, with drone
Villa branding (name + visual identity)
Dedicated social account set-up
Digital presence set-up
Media — monthly
Quarterly photo refresh
AI-automated content, SEO-first
Curated luxury cadence (quality over volume)
Articles on the Azeroth blog included
Our Commitment
SEO-first: built to be found, not just admired
Real material (drone, pro photo), never stock or templates
Housekeeping & Maintenance — included in management, or standalone
Our own team when your villa has no staff, coordination when it does. Costs billed at cost — our fee is coordination, never a margin on vendors.
Housekeeping
STR: daily while occupied + turnover deep clean
LTR: 3x / week (scaled to villa size)
Linen change + laundry
Own team or coordination of existing staff
Maintenance
Pool, garden, pest control, AC servicing
Quarterly general inspection
Repairs up to IDR 2M without approval
Vendor network coordination
Our Commitment
No markup on staff salaries, pool, materials or repairs
Real costs, deducted transparently from your income
Compliance & Legal Support
Compliance & Legal Support — remediation + monitoring
Since March 2026, Airbnb and Booking.com connect directly to Indonesia’s OSS system. A missing or incorrect NIB gets your villa removed from the algorithm without warning. We estimate 90% of Bali villas have some form of compliance gap. Azeroth coordinates the process end-to-end.
NIB Registration & OSS Coordination
Assessment of current compliance status (NIB, KBLI, licence type)
Guidance on the correct KBLI code for short-term rental operations
Coordination with our consultant partner for OSS submission and follow-up
Monitoring of NIB status and OTA platform integration verification
Legal Document Coordination
Review of existing lease or ownership agreements for operational alignment
Coordination with notary / PPAT for contract formalisation when required
Owner and operator agreement structuring for multi-party arrangements
Document checklist management for sales transactions
Ongoing Compliance Monitoring
Tracking of regulatory changes affecting short-term rental in Bali
Proactive alerts when compliance gaps are identified
Coordination with tax consultant for PPh and PPN registration where applicable
Liaison with local authorities when needed
This is not a legal advisory service — Azeroth coordinates and facilitates. Third-party costs (consultant, notary) are at the owner’s expense, and for formal legal opinion we refer to our trusted network of certified notaries and consultants in Bali.
Concierge
Concierge — for guests, residents and owners
Premium villa experiences, orchestrated by Azeroth through a curated network of partners. You ask — we coordinate.
What we arrange
Airport fast-track and private transfers
Private chef, in-villa dining, VIP reservations
In-villa spa, yoga and wellness
Tours, boat charters and experiences
Car / driver, pre-arrival provisioning
Celebrations, photographer, childcare, on-call support
Areas We Manage Villas In Bali
Azeroth PM manages villas across Bali’s most in-demand rental areas — Canggu, Berawa, Pererenan, Seminyak, Uluwatu, Ubud and Sanur. Each area has its own demand, guest profile and pricing dynamics. Explore local villa management in yours.
Canggu
Our busiest, fastest-moving management area. High guest turnover from digital nomads, surfers and international travellers means packed calendars and frequent check-ins — we run the full day-to-day so owners stay hands-off.
A premium market where standards have to stay high. Discerning, repeat international guests expect consistent five-star service — we manage housekeeping, maintenance and guest care to match.
Clifftop villas that demand hands-on coordination. Spread-out, view-led properties and a fast-growing hospitality scene keep our team on the ground — handling staffing, upkeep and the full guest experience.
A year-round operation in Bali’s highlands. Steady occupancy from health and cultural tourism, with jungle and rice-terrace settings that demand attentive upkeep — we keep villas guest-ready in every season.
A fast-growing patch just north of Canggu. Steady short-stay demand in a rising surf and wellness enclave — we manage bookings, guest communication and maintenance as the area grows.
A non-stop rental hub between Canggu and Seminyak. High-energy, fast-moving and full of repeat guests — we keep occupancy high and day-to-day operations running smoothly.
Our long-stay and expat stronghold on the east coast. Calm beachfront living for families and semi-permanent residents — ideal for long-term tenant management, vetting and ongoing villa care.
Find clear and concise answers to the most common questions about our services, processes, and partnerships, helping you make informed decisions with confidence.
Azeroth PM offers three core services for villa owners in Bali: short-term rental management (for tourist and vacation stays), long-term rental management (for expat and residential leases), and villa sales representation. Each service is fully managed end-to-end, with transparent fees, monthly itemised reporting, and no hidden charges.
Azeroth PM currently manages villas across seven key areas of Bali: Canggu, Pererenan, Seseh, Umalas, Seminyak, Uluwatu, and Ubud. Each zone offers a distinct lifestyle and rental market, from the surf-and-brunch scene of Canggu to the clifftop luxury of Uluwatu and the cultural heart of Ubud.
Azeroth PM charges 20% on net short-term revenue — calculated after Airbnb or Booking.com deduct their fee, not on gross. For long-term rentals, 10% covers marketing and placement only, or 15% for full operational management. Villa sales representation is 6% of the sale price. All fees are single and transparent — no markup on maintenance, no commissions on vendors.
Through active dynamic pricing with PriceLabs and Beyond — adjusted daily based on demand, seasonality, events and competitor rates — we consistently outperform static pricing strategies. Combined with optimised OTA listings, multi-channel distribution and proactive operations, the goal is always to maximise net revenue, not just occupancy.
Yes. Azeroth PM handles full day-to-day management on your behalf — from guest check-ins and housekeeping coordination to maintenance and financial reporting — so you can own and benefit from a Bali villa without being on-site.
Most management companies in Bali charge their fee on gross booking revenue — before Airbnb or Booking.com deduct their 15–16% commission. Azeroth charges 20% on net revenue: what you actually receive after OTA fees. On a booking of IDR 10,000,000 the difference can be IDR 300,000–400,000 per reservation in your favour. Clearer, fairer, and verifiable on every statement.
Indonesia’s OSS system is integrated directly with Airbnb and Booking.com. Properties without a verified NIB are removed from the algorithm without warning — no email, no grace period. We estimate 90% of villas in Bali have some form of compliance gap. Azeroth coordinates NIB registration, correct KBLI classification and liaison with our consultant partner so your listing stays live and protected.
Every month you receive a full breakdown: gross income per booking channel, OTA commissions paid, all operational expenses itemised at real cost (no markup), and net revenue to you. Not a one-line PDF. You see exactly where every rupiah came from and where it went — no surprises, no ambiguity about what Azeroth earned.
