# How Harmonie compares with Bali's market average [Home](/) / [Field notes](/notes/) / How Harmonie compares with Bali's market average > Harmonie's internal operating figures sit above a broad commercial benchmark for Bali. The comparison is useful only when the two datasets, their dates and their limits remain visible. *Market & performance · published 8 July 2026 · updated 19 July 2026 · 10 min read · [canonical edition](https://beemyguest.ai/notes/how-we-outperform-the-average.html)* *By [François Dalleau](/about/francois-dalleau/) · founder, villa operations, systems and owner reporting in Bali* > **Operational reading, not a professional opinion.** This note explains how we read dated sources and operating evidence. It is not legal, tax, accounting, immigration, financial or investment advice. Confirm the facts for your property with qualified Indonesian advisers. **In brief:** Harmonie's May management report recorded 82.26% portfolio occupancy for April 2026. AirDNA's Bali page reported 47% average occupancy across 86,244 active listings in its June 2026 commercial dataset. Harmonie's figure is internal and unaudited; AirDNA covers a much broader and more varied supply pool. The difference describes one operating record, not a return that another villa can assume. **47%** · AirDNA average occupancy across available listing nights, data through June 2026 **82.26%** · Harmonie portfolio occupancy in April 2026, internal and unaudited **4.86/5** · Harmonie collection guest rating in the internal review register on 10 July 2026 **24% to 40%** · internal forecast range for 2026 rental-revenue growth over 2025, not a final result ## Start with the limits of the comparison The [AirDNA Bali overview](https://www.airdna.co/vacation-rental-data/app/id/default/bali/overview), updated on 5 July 2026 with data through June, reported 86,244 active listings and 47% average occupancy. AirDNA is a commercial provider covering Airbnb, Vrbo and Booking.com. Its island-wide average combines locations, property sizes, service levels, prices, availability patterns and legal positions that are not comparable with one another. Harmonie's 82.26% figure comes from the May 2026 director report and the related PriceLabs table. It covers the collection in April 2026. The 4.86/5 rating comes from the collection's internal guest-review register, checked on 10 July 2026. Neither record has been independently audited. The 24% to 40% range is an internal planning forecast for 2026 revenue compared with 2025. It depends on bookings, rates, cancellations and the remainder of the year. It is not recognised annual revenue, a guaranteed return or a suitable input for another project without its own evidence. ## The choices behind the operating record ### Distinct villas with the same practical brief Harmonie's three villas have different interiors, but the same daily essentials: enclosed air-conditioned living areas, private pools, space for groups, filtration, staff support and planned maintenance access. This keeps the collection visually varied while giving the operating team one clear service baseline. ### Shared support without removing privacy Each villa has a private entrance and can be booked separately. The lobby, arrival sequence, housekeeping organisation and maintenance team are shared. A group can also reserve the complete residence. This arrangement gives the team fewer duplicated support spaces and gives guests a choice between a private villa and a full-property stay. ### Optional services with a stated price and cost Airport transfers, pre-arrival groceries, breakfast and other additions are offered before or during the stay. Each service needs its own price, direct cost, staff time and quality check. We do not assume that extra revenue is extra profit. The service is retained only when it improves the stay and produces an acceptable contribution after its direct costs. ### A team with clear responsibilities The on-site team works from defined housekeeping, maintenance, arrival and guest-communication routines. Training, regular operating reports and outside review make problems visible before they become a new normal. The value comes from consistent follow-through, not from the reporting format itself. ### Preparation based on the guest's stay A family with a toddler, a group celebrating an event and guests working remotely need different room setups and arrival information. The reservation team asks practical questions in advance, records the answers in shared tools and passes them to the people preparing the villa. This reduces avoidable requests after check-in and gives the team time to source what is needed. ## What this record does and does not support Harmonie shows that design, the booking format and daily operations can combine to produce a strong result in one residence. It does not prove that every multi-villa project will achieve the same occupancy or revenue. Location, price, remaining lease term, permissions, capital cost, competition and management all change the outcome. Any new project should be tested against a narrow set of comparable properties, a full operating budget and the permissions required for its use. The current licensing framework includes [Government Regulation 28/2025](https://peraturan.bpk.go.id/Details/319773/pp-no-28-tahun-2025) and [Tourism Ministry Regulation 6/2025](https://peraturan.bpk.go.id/Details/331639/permenpar-no-6-tahun-2025). A strong booking record does not cure a mismatch in zoning, building approval or operating permissions. *Last reviewed: 17 July 2026.* Related: [A realistic net yield for a Bali villa](bali-villa-net-yield.md) · [Shared facilities across a private residence](https://dalleau.ai/notes/shared-estate-amenities.html) · [Building Harmonie](https://dalleau.ai/notes/building-harmonie.html) *Sources checked on 17 July 2026: [AirDNA Bali market overview](https://www.airdna.co/vacation-rental-data/app/id/default/bali/overview), a commercial source updated on 5 July 2026 with data through June; Harmonie May 2026 director report and PriceLabs table for April occupancy; Harmonie internal guest-review register checked on 10 July 2026; internal 2026 planning forecast; [Government Regulation 28/2025](https://peraturan.bpk.go.id/Details/319773/pp-no-28-tahun-2025); and [Tourism Ministry Regulation 6/2025](https://peraturan.bpk.go.id/Details/331639/permenpar-no-6-tahun-2025). Harmonie's operating figures and forecast are internal and unaudited. AirDNA's figures are commercial market estimates. None of these figures guarantees the result of another property.* --- ## Continue through this operating file - [Why an illegal villa can appear more profitable](/notes/illegal-villas-profitability.html) - [Bali's 86,244 short-term-rental listings, explained](/notes/84000-listing-problem.html) ## From note to live operations Bee My Guest reviews the property, responsibilities, money flows and opening readiness before proposing an operating engagement. - [Request an operations review](/admission.html#operations-review) - [See how we operate villas](/villa-management-bali/) Development, feasibility and owner representation belong to [DALLEAU](https://dalleau.ai/). Bee My Guest begins where live operations start.