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Most long-term villa rentals in Bali include furnished rooms, pool maintenance, and garden care. Monthly rentals often add cleaning, internet, and sometimes utilities. Yearly rentals are more basic. Electricity, water, and gas are almost never included. Always confirm what is covered before signing. Get it in writing.
Monthly rentals are designed for people who arrive with a suitcase. They are the closest thing to a serviced apartment in villa form.
Standard Monthly Rental Inclusions
| Category | Usually Included | Details |
|---|---|---|
| Furniture | Yes | Bed, mattress, wardrobe, sofa, dining table, chairs |
| Kitchen equipment | Yes | Fridge, stove/cooktop, pots, pans, plates, cutlery |
| Linens and towels | Yes | Bed sheets, pillows, blankets, bath towels |
| Pool maintenance | Yes | Cleaning 2-3x/week, chemicals, pump maintenance |
| Garden maintenance | Yes | Weekly mowing, trimming, sweeping |
| Cleaning service | Often | 2-3x per week (varies by owner) |
| Wi-Fi internet | Usually | Check speed and provider |
| AC units | Yes (hardware) | Electricity to run them is your cost |
| Water heater | Yes (hardware) | Gas or electric, included in the villa |
| Security | Sometimes | Gated access, locks (shared security guard is rare in monthly) |
What monthly rentals do NOT include:
| Cost | Typical Monthly Amount | Notes |
|---|---|---|
| Electricity (PLN) | $50 - $200 | Your biggest variable cost. AC usage drives this. |
| Water (PDAM) | $10 - $20 | Very affordable. Includes shower, kitchen, pool top-up. |
| Gas (LPG) | $5 - $10 | Small blue canisters from local shops. |
| Laundry | $15 - $30 | Drop-off laundry services are everywhere ($1-2 per kg). |
| Garbage collection | $3 - $5 | Monthly pickup fee, sometimes included. |
Total extra costs: $80 to $265 per month on top of rent.
On Property Plaza, each listing specifies exactly what is included. No guessing. Browse monthly villas.
Yearly rentals include less because they cost less. The 15 to 30 percent discount on rent comes with fewer services.
Standard Yearly Rental Inclusions
| Category | Usually Included | Details |
|---|---|---|
| Furniture | Yes (but varies) | Some yearly rentals are semi-furnished. Confirm before signing. |
| Kitchen equipment | Usually | May be basic (fridge, stove only). Check if pots/plates are included. |
| Linens and towels | Sometimes | Some yearly rentals provide these. Others expect you to buy your own. |
| Pool maintenance | Yes | Owner responsibility (structural maintenance and cleaning). |
| Garden maintenance | Yes | Basic maintenance (mowing, sweeping). |
| Cleaning service | Rarely | Not standard in yearly. You arrange your own if needed. |
| Wi-Fi internet | Sometimes | May or may not be included. Often you set up your own. |
What yearly rentals do NOT include:
Everything from the monthly "not included" list, plus:
| Additional Cost | Amount | Notes |
|---|---|---|
| Cleaning service | $80 - $150/month | If you want 2-3x/week cleaning, hire a cleaner yourself |
| Internet setup | $40 - $60/month | Subscribe to Biznet or IndiHome yourself (needs owner cooperation) |
| Basic supplies | $20 - $50 one-time | Cleaning supplies, kitchen basics, toiletries |
Total extra costs: $150 to $450 per month on top of rent. Even with these additions, yearly is still cheaper than monthly because the base rent is 15 to 30 percent lower.
Here is a real comparison for a 2-bedroom villa in Canggu.
Total Cost Comparison (2-Bedroom, Canggu)
| Cost Item | Monthly Rental | Yearly Rental |
|---|---|---|
| Base rent | $1,800/month | $1,350/month |
| Electricity | $120/month | $120/month |
| Water | $15/month | $15/month |
| Gas | $8/month | $8/month |
| Internet | Included | $50/month |
| Cleaning | Included | $100/month |
| Garbage | Included | $5/month |
| Total monthly | $1,943 | $1,648 |
| Total annual | $23,316 | $19,776 |
| Annual saving | - | $3,540 |
The yearly tenant saves $3,540 per year even after paying for internet, cleaning, and garbage separately.
Everything is negotiable. Here are items worth asking about before signing.
Negotiable Inclusions
| Item | Likelihood of Success | How to Ask |
|---|---|---|
| Cleaning 2x/week | High for monthly, medium for yearly | "Can you include cleaning twice a week?" |
| Internet | High | "Is internet included, or can you add Biznet?" |
| Pool cleaning frequency | Medium | "Can the pool be cleaned 3x/week instead of 2x?" |
| AC servicing | Medium | "Will you cover AC maintenance during my lease?" |
| Gardening frequency | Medium | "Can the garden be maintained twice a week?" |
| Electricity cap | Low | Rare, but some owners cap electricity at a set amount |
| Airport pickup | Medium for monthly | "Can you arrange airport pickup on my arrival?" |
Best time to negotiate: When the villa has been listed for 2+ weeks without a tenant. When you are signing a yearly (you have more leverage). During low season (November to March).
Not all "fully furnished" villas are created equal. Here is what to expect and what to check.
Bedroom Checklist
| Item | Expected in Monthly | Expected in Yearly |
|---|---|---|
| Bed frame and mattress | Yes | Yes |
| Pillows and bolsters | Yes | Usually |
| Bed sheets and covers | Yes | Sometimes |
| Wardrobe or closet | Yes | Yes |
| Bedside table | Yes | Usually |
| AC unit | Yes | Yes |
| Mirror | Usually | Usually |
| Curtains or blinds | Yes | Yes |
Kitchen Checklist
| Item | Expected in Monthly | Expected in Yearly |
|---|---|---|
| Refrigerator | Yes | Yes |
| Gas stove or cooktop | Yes | Yes |
| Pots and pans | Yes | Sometimes |
| Plates, bowls, glasses | Yes | Sometimes |
| Cutlery | Yes | Sometimes |
| Cutting board and knives | Yes | Rarely |
| Kettle | Usually | Sometimes |
| Toaster | Sometimes | Rarely |
| Blender | Sometimes | Rarely |
| Washing machine | Sometimes | Sometimes |
Bathroom Checklist
| Item | Expected in Monthly | Expected in Yearly |
|---|---|---|
| Hot water (shower) | Yes | Yes |
| Toilet | Yes | Yes |
| Sink | Yes | Yes |
| Mirror | Yes | Yes |
| Towels | Yes | Sometimes |
| Toiletries (soap, shampoo) | Sometimes (first set) | No |
| Toilet paper | Sometimes (first set) | No |
If something is missing from the "expected" column, ask the owner before signing. Most owners will add basic items to secure a tenant.
Understanding who pays for what prevents disputes during your lease.
Maintenance Responsibilities
| Issue | Owner Pays | Tenant Pays |
|---|---|---|
| Structural repairs (roof, walls, foundation) | Yes | No |
| Plumbing (pipes, water pump, septic) | Yes | No |
| Electrical (wiring, outlets, breakers) | Yes | No |
| AC units (repair, replacement) | Yes | No |
| Pool equipment (pump, filter, tiles) | Yes | No |
| Appliance repair (fridge, stove, water heater) | Yes | No |
| Light bulbs | No | Yes |
| LPG gas canisters | No | Yes |
| Damage caused by tenant | No | Yes |
| Pest control (termites, major infestations) | Yes | No |
| Pest control (ants, mosquitoes, basic) | Varies | Varies |
| Garden plants you add | No | Yes |
Get this in your contract. The most common dispute is over AC repair. AC units break frequently in Bali (humidity, heavy use). Your contract should state that the owner covers AC maintenance and replacement.
For contract templates and legal guidance, visit Bali Property Scout.
Semi-furnished typically means the villa comes with beds, wardrobes, and basic kitchen appliances (fridge, stove) but may lack a sofa, dining set, curtains, kitchen equipment, or linens. You will need to buy or rent additional furniture. This is more common in yearly rentals. Always visit the villa and see exactly what is there before signing.
Yes, but you need the owner's cooperation. Biznet and IndiHome require the property owner to authorize the installation. The process takes 1 to 3 weeks. The monthly cost is $40 to $60 for 50 to 100 Mbps fiber. Ask the owner if they will allow installation before signing. Some owners already have a line and can activate it for you.
The owner pays for pool maintenance in both monthly and yearly rentals. This is standard practice in Bali. Pool maintenance includes cleaning (2-3 times per week), chemicals, and pump/filter maintenance. If the pool pump or filter breaks, the owner covers the replacement. Your contract should confirm this.
Yes. Create a condition report that lists every room and its condition. Take photos of everything, including existing damage (scratches, stains, broken items). Both you and the owner sign the report. This protects your deposit at check-out. On Property Plaza, we recommend this for every tenancy.
If your contract specifies included services (cleaning, pool maintenance, garden care) and the owner stops providing them, you have grounds to request a rent reduction or contract termination. Keep written records of the issue (WhatsApp messages, photos). Most disputes resolve through direct conversation. If not, your contract terms protect you.
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