Bali Management Villas is a Bali property management company with:
We are one of the most top villa agency in Bali, Indonesia. With more than 10 years of experience
in the Bali villa market, we provide a whole property management service to owners.
We have a proven track records of generating considerable revenue, superb villa maintenance, and
outstanding service standards recognized by guests worldwide.
Bali Management Villas offers full property management service from mid to high end villas and resorts.
Many people are more than ready to book a trip to Bali once the borders reopen for international travellers again.
For those who have been in Indonesia during the past months and are planning to stay, it’s not all doom and gloom as green light has been given for domestic travels and Bali has reopened to local tourists again.
Right here on the island, daily life is gradually returning to “normal”, cafes and shops started operating again and natural attractions like beaches and waterfalls have also reopened.
Even so, the question remains, is it safe enough to travel?
The answer clearly goes back to personal circumstances and judgement. But if a tropical getaway is on your agenda, we strongly believe that rent a villa in Bali is one of the safest travel options for the following reasons.
Bali international airport would start to open its door for Singapore-Bali flight route in May 2021. Source: travel.kompas.com
Renting a villa in Bali, means you and your travel companions have all the space to yourself and won’t have to share it with other people.
It’s a big plus in times like these.
You get to enjoy the luxury of your own private pool and self-isolate in your rented villa in Bali without having to worry about social distancing.
Unlike staying in a hotel room, where you’re mostly out exploring during the day and only using the room to sleep and shower. Staying in a villa is a different experience.
Most villas in Bali are designed to make your stay truly enjoyable and far from a boring situation.
What could be better than lazy days by the pool and a lovely Al Fresco dinner with your nearest and dearest?
Or maybe having an evening chit chat with your small group of friends in a lush tropical garden?
As one of the government requirements, all holiday rentals have stepped up their cleanliness measures.
We are making sure that all staff are healthy and fully briefed to keep up with the new hygiene standard.
The same rule applies to public spaces like shops and restaurants. Facilities are disinfected regularly, body temperatures are checked upon entering premises and hand sanitizers are provided in every corner.
If you prefer to explore, Bali offers a huge array of outdoor activities with abundance of fresh air and sunshine.
From beaches to waterfalls, rice fields to mountains, there are plenty of options to enjoy nature while respecting social distancing rules.
The island’s open spaces in contrast to densely populated cities, makes it the best place to avoid crowds.
Traveling in Bali with a car and private driver has always been the most common and comfortable transportation option.
Private drivers in Bali are following strict safety measures as well during these times, so you can explore the island without worry.
Even better, booking a private driver also means supporting locals who have been struggling through the pandemic.
Traveling in general won’t ever be the same again, at least for a long while.
While people cannot wait to travel again, social distancing and enhanced hygiene standards will remain important factors.
It has to be taken into consideration when you are going to book a trip.
Thus, as travel restrictions ease; we expect to see an increasing trend in private villa renting in Bali for the reasons mentioned above.
Rental listings are a fundamental part of your marketing strategy.
An effective rental ad is short, sweet, and to the point.
A well-thought-out, well-written listing will attract the kinds of tenants you’re looking for.
It needs to have all the information necessary such as: the basic specs of the villa such as the number of beds, baths and square footage, and specific policies, such as whether pets are allowed.
You’ll want to include this essential information in the briefest format possible. So here our compilation of few steps for writing effective rental listings
Study/Read how your competitors are talking about their features and amenities. Look at their pictures to see how they’re presenting their properties.
Also, look to see if there’s anything missing that your property has; something that makes you stand apart.
You can’t make your property sound better than everything else out there if you don’t know what everyone else is offering. Read current ads before you write yours.
What, if anything, sets those other properties apart?
If your property shares the same selling points, make sure that you also include those features in your ad.
You’ll want to make mention of anything your property has that the others don’t.
This one may seem pretty obvious, but if you manage multiple properties, it can be pretty tough to know details and amenities for every single one.
Take the time to refresh your memory by doing a walk-through of vacant properties, or reviewing old listings.
If the unit is still occupied, ask if you can set up a time to take a walk-through. Better yet, ask the current owners what they like best about their properties there.
Also, only make note of parking if it’s available at your property. State whether it’s off-street parking, such as a driveway or a parking lot, or on-street parking.
Another must-have in your rental ad is your pet policy. Make it clear what animals you’ll allow in your property. No pets at all? Only cats? Make it clear up front to prevent misunderstandings or conflict down the road.
If the neighborhood is a selling point, mention it, but otherwise, you might want to skirt around it. You can also include services, stores, restaurants, and schools that are nearby.
About the utilities, you don’t necessarily have to say “utilities are not included”. People don’t like to hear what they’re not getting in an apartment, so avoid any comments that can be construed as negative.
Choose your words carefully, but try not to go over the top. Too much enthusiasm can make people suspicious and be a turnoff.
Then, write a listing that gets straight to the point. Show your audience how great your property is instead of telling them.
For example, don’t start a listing with something like this:
“This is a lovely single-family home that’s perfect for young families.”
Instead, try this:
“A 1,800-square-foot single-family home with a finished basement, large back yard, and space for a nursery or home office that’s close to nationally ranked schools.”
Include as many of those features your audience is looking for to give them a good picture of your property.
You may be tempted to take photos as part of your walk-through, but don’t. Wait until the walls are repainted, the whole unit has been professionally cleaned and ready to welcome your future guests.
Remember, you want to put your best foot forward in your listing.
For great pictures that help you do that, follow these tips:
Never include a listing without images, or with just a few shots. It gives the impression that your property has something to hide.
This might sound like a whole lot of information to squeeze into a short, sweet, and to-the-point ad. But no one is going to be gauging your sentence structure—readers are looking for information. Write it, then read it over and cross out anything that’s redundant or unnecessary.
Your listings are the foundation of your marketing strategy. They are your audience’s direct line to your available properties. Writing a listing that features the best parts of your properties and cuts out all the fluff will help you attract tenants and build your reputation as a provider of fantastic rental experiences.
Whether you want to focus on revenue management, competitive benchmarking, or occupancy trends; using KPIs will lead to much more accurate results. One of major KPI metrics is average daily rate.
As a vacation rental owner, you’ll come across many key performance indicators that are vital to property management. These KPIs represent the success of a company and help business owners make informed and strategic decisions.
The Average Daily Rate is one of the top KPIs to measure the operating performance of your vacation rental. So, why is it important and what can you do with this information?
Knowing the ADR (Average Daily Rent) of your vacation home can help you come across major flaws in your business plan and maximize your revenue.
It allows you to compare your rates across longer periods of time, analyze key trends, and see how well your competitors are doing. It’s no secret that there are a lot of operational costs when it comes to managing a vacation rental.
If you strive to increase your bookings you need to keep up with the contemporary and up-to-day amenities, offerings, and visual experiences that many guests will look forward to.
Due to the booming advancement of travel trends, you must follow up with new and exciting ways that will increase your bookings. In order to do so, you need to consistently improve multiple aspects of your business.
Here are 4 ways to increase your average daily rate and drive your vacation rental to success:
Price plays a big role in your average daily rate. If your prices are too high for your target, you won’t attract enough guests. If it’s too low, you’ll probably get more bookings but your profit and average daily rate won’t be ideal.
Finding the right price for your vacation rental can be a tricky process, if you don’t know what factors to consider.
Start by analyzing your expenses, your competitor’s prices, and occupancy rates throughout different seasons. Consider using dynamic pricing, an algorithm that helps to optimize your rates and increase profit.
In a study done by Chris Anderson, a professor at Cornell University, he concludes that hotels can increase their price by 11.2% (while maintaining the same occupancy), by doing one simple thing: raising their review score by just of 1 points!
Enhancing guest experience can be done in many ways such as improving communication. Offering useful information and amenities, preparing a welcome basket, or providing a unique and personalized vacation rental experience.
The happier your guests, the more likely they are to return in the future, and recommend you to their friends and family.
The result? More bookings and a higher average daily rate!
Upselling is a sales technique that encourages guests to pay extra for services that can improve their overall experience.
It might come as a surprise but many guests are more than willing to pay for the following:
Brainstorm what services you could upsell for your specific business. Depending on where’s your location and what your target market is interested in.
Keeping tabs on your competitors will always come in handy, but when it comes to average daily rates; it’s crucial to know what similar businesses are charging their guests.
Let’s say your prices are lower than your competitors but your overall ratings are much higher. This is a clear indication that it might be worth looking into your pricing strategy!
Keep a clear record of your actions, make sure that nothing slips out of your fingers and gets forgotten. It might take time and effort to implement the above tips and get desirable results.
There is a lot of things you need to do when you wish to increase your vacation rental booking; so start now and start diligently.
Interior design is much more important than it may seem at first glance. It should not be seen as less important than the architecture of your project.
Good design is often not obvious, interior design is not just about what your home will look like. It is important to remember interior design plays an essential role in the functionality of how you use & live in a space.
Invest in your interior design, It will save you time and prevent expensive mistakes further down the line.
Actually, it’s the same reason that your wardrobe, your hair, & your overall external appearance is important. It’s your first impression.
When You Look Good, You Feel Good.
You walk a little taller, smile a little brighter, and look at people in the eyes when you feel good because you look good.
Having a home that reflects your style, in the same way, has the same effect but on a larger scale.
Your home affects so many things; from your personal well-being to your guests well-being to how you feel about inviting people in.
A lot of people think they can’t afford to have beautiful functional homes they love. I say you can’t afford NOT to.
When you love home, you want everyone else to experience that as well.
When you love home, you invite the world in.
When you love home, your soul feels nourished and that makes you want to nourish others.
They say, “Home is Where the Heart is”.
Everyone knows it’s difficult to find good resources. But designers already work in the world of home improvement. They’re going to have reliable connections that you may need. Hiring an interior designer will help you easily find an electrician, plumber, and/or contractor that you can trust.
You get all the benefits of a professional with a design education–designers & decorators. They are understand how to create a functional space that is also stylish. Also, interior designers often work closely with architects, interior design firms, interior decorators, and more, all who have formal training.
Designers also have access to tons of product and fabric that is not available to the general public.
With these resources; an interior designer will create a space for you that looks collected and unique (instead of the big box retailer stuff everyone has in their home).
In the end, an interior designer can save money, time and spare you the headaches of unforeseen mistakes or outdated elements.
Because when it comes to the house that your guests will call home for day/week/month, this is not the time to be penny-wise and pound foolish.
How to become a Superhost on Airbnb? What’s the main reason behind every Airbnb host to chase that ‘sacred’ title? Let’s analyze it.
About one-tenth of millions of Airbnb hosts around the world enjoy the prestigious Airbnb Superhost status. The Superhost program celebrates and rewards Airbnb’s top-rated and most experienced hosts with outstanding hospitality. Why is it important to earn and maintain this status? Because it will improve your property’s searchability, create better conversions and eventually bring more profit to your holiday rental business.
How to become a Superhost on Airbnb is actually pretty straightforward, though it doesn’t mean that it’s easy as it requires effort and commitment from your side as a host. Every three months, Airbnb checks if you’ve met the following criteria for becoming a Superhost:
Superhosts have a 4.8 or higher average overall rating based on reviews from their Airbnb guests in the past year. Guests know they can expect outstanding hospitality from these hosts.
Superhosts have completed at least 10 stays in the past year or 100 nights over at least 3 completed stays. Your guests can feel confident staying with an experienced host.
Superhosts cancel less than 1% of the time, not including extenuating circumstances. This means 0 cancellations for hosts with fewer than 100 reservations in a year. Rare cancellations mean peace of mind for guests.
Superhosts respond to 90% of new messages within 24 hours. When guests ask you questions, they know that a quick response is only a message away.
Airbnb hosts aspire to gain and maintain this status for some very good reasons as follow:
Superhosts’ listings stand out due to the special profile badge that is displayed in the search results. With the amount of accommodation options these days, potential bookers tend to skim the search results quickly, so any little distinction to grab their attention helps. Frequent Airbnb bookers know that when they see the Superhost badge, they are dealing with a professional and experienced host.
Superhosts enjoy priority placement in search results and being featured in emails sent to guests. There is also a search filter to find Superhost listings, and many guests use this filter when searching for a property because they only want to deal with trustworthy hosts.
Superhosts receive not only priority support when contacting Airbnb, but also certain exclusives such as previews of coming releases and invitations to attend events.
If you have a holiday rental business looking to improve the performance of your property on Airbnb but lacking the time to do so, you should consider using a villa management service to take your Airbnb listing to the next level. Achieving a consistent level of service year round can be a daunting task even for the most dedicated host. Our team is not only continually looking for ways to improve guests’ experience, but also is highly experienced in managing Airbnb accounts. By going the extra mile to make sure sure each host meets the requirements to become a Superhost, all Airbnb accounts that we manage have been awarded Superhost for the past year, with more than 5000 positive reviews collected, making us a leader in villa management services in Bali.
Also read our post about the become a responsive superhost on airbnb.
Recent developments in the modern hospitality business have shown that villa can hardly be run without a Property Management System (PMS).
The reasons are numerous, but here are a few more important ones.
A PMS saves a lot of time and effort, increases revenue and handles most villa operations with ease. But how to choose the right PMS for your property among so many offers?
Let us give you a few hints here.
In simple terms, a property management system, or PMS for short, is an all-in-one software solution, which assists those in the villa industry with core tasks, like sales, distribution, synchronization, planning and other day-to-day operations. In modern hospitality, these softwares solutions have largely replaced traditional paper based methods.
The use of property management systems within villa management has grown significantly over the past decade, especially since cloud technology became mainstream.
There are a number of key benefits for using a PMS, including the ability to easily manage your calendar, resulting in fewer double bookings or costly errors. A property management system will allow staffs members to carry out many of their essential tasks quickly.
With so many villas opting to use a PMS, those who choose to rely on manual management processes instead are putting themselves at a competitive disadvantage. The key of selecting the right PMS is to understand what your villa needs.
With an abundance of different PMS solutions on the market, each offering slightly different features, it is important to select the right one for your property. Below, you find some tips to assist you with your decision making process.
The first step when choosing a property management system is to carry out a needs assessment and establish precisely what your requirements are. You have to create a list of the different requirements for your property management system.
This can then serve as a list of priorities to search for when actually seeking out your PMS solution.
Before you begin the process of actually choosing your property management system from the various options out there, you need to work with the finance department and establish how much money you actually have to spend. It is important to know how far you can stretch.
Then, it is important that you do not simply take providers at their words when it comes to their PMS solutions.
Instead, you should take the time to carry out some independent research on their products and find out what their existing users or customers have to say about them.
Check online reviews, have a look at their social media accounts and get a feel for what experiences people have actually had with them. If you are only seeing negative feedback, complaints about customer support, or an abundance of software issues, it may be sensible to look elsewhere instead.
Another requirement you should have towards a PMS is to be cloud-based.
This has become an essential feature that eases your life as a manager. Now everything is done automatically in the cloud by your PMS provider. Besides, cloud-based systems are more flexible, more reliable, more affordable and can be easily scaled in case of need
Finally, the PMS sits at the heart of your villa operations. This is the reason why it should come with a lot of useful features that are essential for running your villa at its optimum. For instance, it should provide you with:
The PMS should also have an analytics tool that helps you track performance and make conclusions about customer behavior and current trends.
What good is a PMS that is too hard to use?
A PMS acts like the brain behind a villa’s entire operation. That’s why it’s important not to rush the process.
Choosing the wrong PMS can have a tremendous negative impact on your hotel. A high-quality property management system (PMS) can be extremely useful in assisting villa owners with the implementation of a robust revenue management strategy.
However, what is good for a sophisticated property management system without the men behind the gun? Good resources with great team behind it equals to the revenue uplift.
By following the tips above, you should be able to seek outa PMS solution that suits the specific requirements of your villa.
Being a great responsive host in Airbnb host often relates to excelling in guest communications. Excellent guest communications means being always available and responsive towards potential and current guests.
It starts from the first inquiry they send, during their stay and until they check out from your property. Replying promptly to inquiries helps you transform leads to actual bookings because it creates trust between your potential guests and you, while being available throughout their stay ensures a smooth-sailing stay for your guests and eventually positive reviews.
Read on to find out some best practices and tips on being a responsive host.
Unlike other online hotel reservations, on Airbnb, more often than not there is a lengthy conversation with guests prior to booking. Responding inquiries promptly with a helpful and friendly answer is crucial to confirming reservations before your potential guests move on to the next option. Quick response is and always will be the most effective way to convert inquiries into bookings.
The Instant Book option was created by Airbnb to improve user experience on its platform. Listings with instant book activated allow guests to book directly without having to inquire with the host first. Many travellers prefer to book for places that offer instant booking because it’s simply less hassle. According to Airbnb, hosts that activate Instant Book can get up to double the number of bookings. Read more about Airbnb Instant Book here.
Keeping your calendar up-to-date is one of the most important aspects of Airbnb hosting. Be sure that guests can book your property only on the nights when it’s truly available. Failure to update your calendar can result in unwanted situations such as double bookings, while mastering your calendar can help you maximize conversions and avoid cancellations as well as penalties.
Cancellations and declines do not only have a negative effect on your revenue, but also on your performance and overall visibility to potential bookers. Even though there are times when things don’t go as planned, try your best to stick with your availability and if you must cancel, provide a fair solution for your guests. Making sure your calendar is updated is one of the keys to avoid declining requests from potential guests.
Also read our other post about Airbnb Superhost
Showing potential bookers and the Airbnb platform itself that you are an active host helps ensure future guests that you will respond promptly when they send you an inquiry. Spending a few minutes to log in on Airbnb at least once a day is a simple effort that can go a long way in maintaining your ranking on the platform.
In the competitive marketplace that is Airbnb, you need to deliver a top-notch experience to your guests.
Part of it is simply by being responsive host and available whenever your guests need you, from the moment they send an inquiry about your property until the time they leave.
Responsiveness and great communication should be maintained throughout their stay. If you are not locally available, assign a trustworthy property management to take care of this crucial aspect to make sure that you don’t miss out on bookings and positive reviews.
A picture says a thousand words and this applies to your villa’s visual representation as well. When it comes to marketing, photography plays an important role in making your villa stand out from the crowd.
A well curated collection of photos can be one of your most powerful tools to attract potential bookers, either through online booking sites or through social media. Even with the current digital trends, it’s still common to come across supposedly beautiful properties with low quality visual content.
Many hoteliers fail to understand the importance of high quality photos and how it can boost their bookings. Don’t be one of them and educate yourself on how to make better villa photography through some simple tips below:
To capture the essence and mood of your property, it’s worth investing in top quality equipment such as professional digital camera, lens, drone, stabilizer and photo editing tools. After all, photos and videos are the main elements of your villa’s online presence. Your lead photos on online travel agent sites affect your conversion rates as much as pricing and location tag.
They say that it takes 7 seconds to make a first impression. With the clutter of visual content flooding the online world with images, you must be smart in showcasing the best sides of your property and highlighting your unique selling points, such as iconic decorative details.
Convey the story of your villa and let your potential booker imagine themselves having the full experience of the stay through a good villa photography. Other than the usual interior, exterior and facilities pictures, aerial drone photos and videos are also the current must-have visuals in the hospitality industry to give viewers a better idea of the property’s area, location and surroundings.
Pro tip: Make sure you use a good stabilizer when shooting a video!
A wide-angle lense is a must when it comes to villa photography as it captures the most of the architecture and interiors of the property. Sony’s compact 12-24mm lens is an excellent choice for dynamic landscape and architecture photography.
While landscape photos are the best orientation for certain platforms like online booking sites, portrait orientation is useful for social media content. As people spend most time on their phone and on socials, you’d want to take up the most space on the mobile screen by posting portrait photos.
Always maximize daylight shoots and take photos with natural light to create fresh, soft and bright feels. While daytime photos are essential, online bookers also appreciate nighttime photos.
The evening is the best time to play with artificial lighting to showcase the romantic and dramatic ambience of the villa, while the golden hour is the perfect fleeting moment to combine the beautiful late afternoon lights with the villa’s own lighting.
Nothing visually describes a property’s story better than great photography, and a great photography should convey to viewers the unique experience they can have during their stay in your villa and convince them to book this experience right away.
So you’ve ticked all the boxes in securing your dream property in Bali and you’re now a proud owner of a beautiful villa in one of the world’s top destinations. Unless you’re one of the lucky few who are able to live the luxurious island life year round, you’re most likely looking at the option of turning your villa into a lucrative holiday rental business that will give you a passive income no matter where you are.
With the island’s luxury villa market progressively attracting more and more foreign investors, the demand of villa management services increases and villa owners are now spoilt with plenty of options.
How to choose the best villa management in Bali then? Here are three things to take into consideration, before signing a deal with a rental property management, to make sure your villa lives up to its maximum potential.
All villa management companies can handle e-commerce distribution and make sure that your villa is available on online booking sites like AirBnb, but not all companies earned the prestigious AirBnb SuperHost status.
“Potential bookers are more likely to book holiday rental under SuperHosts’ listings because they know they are dealing with a professional.”
Why is AirBnb SuperHost status important? AirBnb awards hosts that meet certain requirements with a special profile badge that makes these hosts stand out on the search results. In a saturated market like Bali, hosts need every advantage possible to stand out from the crowd.
AirBnb Superhosts enjoy increased visibility and priority placement in search results, which ultimately lead to higher traffic, more conversions, better occupancy rate and increased revenue. Also, potential bookers are more likely to book holiday rental under SuperHosts’ listings because they know they are dealing with a professional.
Fixed monthly fee plus revenue-based commission is a common pricing that is offered by most villa management agencies in Bali.
However, choosing a management company that only charges commission fee based on published rate will do you much better in the long term. This kind of pricing system motivates a villa management to implement the best pricing strategy and actively manage distribution channels so both parties benefit the most from it.
Generating the best profits by minimizing expenses without compromising on quality should be the priority of your chosen villa management company.
The best villa management has an in-house marketing team so you don’t have to worry about additional fees for every branding and marketing work such as photoshoot, social media and website development.
“A good villa management company should be able to give 24/7 support to both villa owners and guests.
Keeping time difference in mind, especially if you’re not located in the same timezone as your villa, it’s crucial to choose a villa management that offers round-the-clock support and assistance.
Transparency and efficient communication between the management and owner is the key to achieving desired results. A good villa management company should be able to give 24/7 support to both villa owners and guests.
As a villa owner, you should be able to address your concerns anytime and receive timely response, while a dedicated villa staff should be available on call for your villa guests in case any problem arises.
In conclusion, purchasing the right villa is just the beginning of your holiday rental business journey. You have to make sure your villa is managed by the right company is just as important, especially if you are not always around to deal with problems.
Leave the hard work to an experienced villa management who knows the market well, and kick back and relax knowing your property is in good hands.
We have a massive increase in income since we contacted Bali Management Villas to manage our villas in Seminyak. They have a great system of management and a high standard of hospitality
This is the second management company I have used and I have to say it’s the best decision I’ve ever made. They’re truly professional and have high standards of management. I’m always informed of all decisions made on my villa and I get a report every month detailing every single expense in the most transparent way. My villa has been with them for many years, but every year when I came to check, it looks just like the day I handed it to them.
I’m really happy with their work from day one. They have been doing a great job in developing marketing around my villa, from professional photo shootings to social medias and it strongly reflected on my booking numbers!