Dynamic pricing and revenue management

Each villa gets a seasonal base rate built from its own history and from the villas we run in the same area. On top of that: an event calendar (Nyepi, Galungan, Christmas and New Year, the Australian and European school holidays), minimum stays that rise in high season, gap-night rules that fill short holes without cutting the rate for long stays, and last-minute logic for the final days. Rates are reviewed weekly and changed with a reason.

A full calendar at half price is not a result. We track revenue per available night and adjust rate and minimum stay together. Sometimes the right move is to hold the rate and accept an empty week; sometimes it is to open a two-night gap. Owners see both the calendar and the reasoning in the monthly report.

Between February and May and in October and November demand thins across Bali. Instead of discounting nightly rates to the floor, we switch part of the calendar to monthly stays, raise minimum stays for the remaining nightly weeks and use the time for maintenance. Owner use is planned into the same low season where possible.

A floor price we never go below, owner dates, house rules that affect which guests we accept, and any decision on events or long-term tenants. Everything else is reported, not hidden.