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Owning a villa in Bali can be one of the best investments you’ll ever make.
But managing it, especially from afar, is a whole other challenge.
Whether it’s keeping the property in good shape, navigating local laws, or dealing with unexpected costs, the stress can pile up quickly.
But here’s the good news: the right property manager can change everything.
They’ll take the weight off your shoulders, ensure your villa stays in great condition, and help you enjoy a steady income—all without the day-to-day hassles.
If you’re new to this or feeling overwhelmed, don’t worry.
This guide will help you find someone who will treat your villa with care and still stay within your budget.
What Does a Property Manager Do?
Before we dive into all the details of how to find a great property manager, let’s start with the basics.
What is property management?
Property management involves taking care of real estate—things like maintenance, rent collection, tenant screening, and handling complaints.
For foreign villa owners in Bali, a property manager can be a lifeline.
They handle all the time-consuming details so you can focus on enjoying the benefits of your investment.
Here’s what you can expect from a great property manager:
- Maintenance: Keeping your villa in pristine condition.
- Rent Collection: Ensuring payments come in on time.
- Tenant Screening: Finding reliable, respectful tenants.
- Local Expertise: Navigating Bali’s property laws and regulations.
- Marketing Vacancies: Filling your villa quickly to maximize income.
Simply put, they’re the key to keeping your villa profitable and stress-free.
How to Find a Great Property Manager for Your Bali Villa
Now you know what property managers do and why they’re important, how can you find one?
Here are 6 things you can do:
#1. Start with Recommendations
The best way to begin is by asking people who’ve already gone through this process.
Other foreign property owners in Bali can share valuable advice.
Many have faced similar challenges and can offer tips based on their experience.
Join online groups like Bali expat communities on Facebook or real estate forums.
Ask why they recommend a certain manager, what they liked or didn’t like, and what you should watch out for.
Their insights can help you avoid common mistakes.
Just be sure to take advice from people who have actually invested in Bali—not from those who just think they know how it works.
Managing a villa in Bali while living abroad can be overwhelming. Some owners decide to handle everything themselves, while others hire professionals.
Not sure which is right for you? Check out our guide: Managing Property Yourself vs. Hiring a Company. It’ll help you weigh the pros and cons before deciding.
#2. Dig into Online Reviews
Once you have a list of names, start researching them online.
Google and social media reviews are great places to start.
Look for managers with high ratings, but don’t stop there. Read the reviews carefully.
Are clients happy with their communication?
Do they mention unexpected fees or poor service?
If you notice the same issue mentioned in multiple reviews, it’s probably a red flag. Pay attention to these details—they can save you trouble later.
Not all property managers are created equal, and making the wrong choice can cost you time and money.
#3. Conduct Interviews
After narrowing down your list, reach out to the property managers and schedule an interview.
If you’re not in Bali, a video call works just as well.
Use this time to ask key questions:
- How long have they been managing properties in Bali?
- What services do they offer?
Some managers handle everything from tenant screening to maintenance and taxes, while others focus on basic services.
Be clear about what you need and make sure they can deliver.
Want a checklist to make sure you’re covering all the bases?
Don’t miss our article on the 8 Things to Compare Before Hiring Property Managers. It’s packed with insights to help you choose wisely.
#4. Verify Their Track Record
Tertata Jelas Management (TJM)
This is where many people skip, but it’s worth taking the extra time.
Ask for references from both current and past clients.
Here’s a tip: don’t just talk to their best clients. Ask for a mix of recent and long-term clients to get a full picture of their service.
When you speak with these clients, ask:
- How quickly do they respond to issues?
- How do they handle maintenance and repairs?
- Do they make decisions without consulting you?
These conversations will give you a better idea of how the manager works and if they’re a good fit for your villa.
#5. Review the Contract
When you’ve found a manager you like, it’s tempting to jump straight in.
But slow down and carefully review the contract they’re offering. This document should outline exactly:
- What services do they provide
- How much they’ll charge
- How you can end the agreement if things don’t work out.
Pay close attention to fees.
Some managers might charge a flat monthly fee, while others take a percentage of rental income.
Ask about hidden costs, like additional fees for emergency repairs or marketing vacant properties.
#6. Set Clear Communication
Finally, establish how you’ll stay in touch.
When you’re managing a property from abroad, regular updates are non-negotiable.
Set expectations for how often they’ll update you and through which channels—whether it’s email, WhatsApp, or even a monthly video call.
Good property managers won’t just call when there’s a problem.
They’ll proactively share updates about tenant satisfaction, maintenance work, and even market trends.
This keeps you in the loop and ensures you never feel out of touch with your investment.
Compare Your Options
Once you’ve narrowed down your options, compare them side by side. Here’s what to look at:
- Experience: How long have they been managing properties in Bali?
- Services Offered: Do they handle everything you need?
- Fees: Do they charge a flat fee or take a percentage of your rental income?
- Client Feedback: What do other property owners say about them?
Make notes for each candidate and weigh them against your priorities.
The best manager isn’t just the cheapest or the most experienced—it’s the one who aligns with your goals and values your property as much as you do.
For more tips on how to compare a great property manager with a bad one, check out our recent post here.
But What If Things Go Wrong?
Sometimes, despite your best efforts, things don’t go as planned.
Maybe the manager isn’t meeting your expectations, or the communication just isn’t there.
Don’t worry—there’s a better way to handle this without spending countless hours researching or trying to micromanage from afar.
The easiest and safest way is to work with a reputable local property agency that has a proven track record.
Here’s why this can make all the difference…
A good agency has a proven track record and works hard to maintain its reputation.
At Ilot Property Bali, we’ve been managing properties for over 17 years. We handle everything—from maintenance and tenant screening to legal compliance.
Our team treats your property like it’s our own, so you can relax and enjoy the income it generates.
If that’s what you’re looking for reach out to us now, and let’s make your Bali property a success story.
Take the First Step
Finding the right property manager can save you countless headaches.
A great manager will protect your investment and give you peace of mind.
But you don’t have to take my word for it…
If you’re still deciding between managing your property yourself or hiring a company, we’ve got you covered. Explore our detailed guide on the pros and cons to make the best decision for your situation.
Inside, you’ll find incredible insights on what it means to hire a property manager and whether it’s the right step for you.
Have more questions?
Drop us a message by scheduling your FREE session in the link below, and one of our senior advisors will be in touch with you shortly.
Let’s make your Bali property investment a success!
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