Disclaimer: This article is for informational purposes only; prices and figures may change due to market conditions. Readers should consult a senior advisor before making decisions. We are not responsible for any decisions or actions taken based on this information.
Key Takeaways
- Bali’s property market in 2026 is more realistic, not overheated. Sellers are more flexible and pricing is increasingly driven by fundamentals rather than hype.
- Villa prices vary by size and location — ranging from $60,000 to $6,000,000+ by size, and typically $250,000 to $600,000+ depending on the area.
- Apartments are generally more affordable than villas, with an average price of around USD $313 per sq ft, while houses average about USD $187 per sq ft.
- Land prices depend heavily on location — prime areas average $215 to $452 per m², while emerging areas are more affordable at $88 to $214 per m².
- Additional costs to consider include notary/legal fees (1–2.5%), taxes (5% BPHTB & 2.5–20% PPH), building permits, furnishing, and ongoing property management fees (10–20%).
- Three main factors driving prices are location, property type (villa, apartment, land), and ownership structure (freehold via PT PMA vs. leasehold).
Thinking about buying a villa in Bali? Before you start browsing listings, it’s worth understanding how property prices have shifted in 2026.
Our Bali Property Market Outlook 2026 shows that the market experienced a property oversupply in 2025. As a result, new development is expected to slow down this year, and many sellers have become more flexible on pricing.
The chart below shows how the number of active short-term rental listings exceeded the number of international visitors between 2023 and 2025. By 2025, it’s clear that the market was dealing with an oversupply of villa rentals.
This situation may push property owners to adjust rental and selling prices back to more realistic levels, instead of chasing hype-driven trends. Many are now focusing more on fundamentals rather than inflated expectations.
At the same time, tourist behavior in Bali is starting to shift. More visitors are choosing longer stays, which means they are looking for rental prices that feel reasonable and sustainable.
On top of that, many are exploring quieter, emerging areas instead of the usual hotspots. This trend is likely to create price differences between established hotspots and up-and-coming locations over time.
So if you’re planning to invest in Bali property, let’s walk through the current property costs, along with the opportunities and key factors that come with them.
How much does Property Cost in Bali in 2026?
1. Villa
Source: Bali Villa Realty - 2-bedroom for Sale in Ubud for $247,000 with Ricefield View
Villa pricing in Bali is generally influenced by the number of bedrooms (small, medium, large villas) and the location (popular or emerging areas).
Below is the current average villa price range based on listings on Bali Villa Realty website.
Villa Price Based on Number of Bedrooms
| Number of Bedroom | Villa Category | Price Range (USD / IDR) | Listing Example |
| 1 Bedroom | Small | $60,000 – $300,000 (IDR 1.01B – IDR 5.04B) | Tranquil Modern Oasis - Off Plan 1 Bedroom Villa with Private Pool in Ubud – $159,000 |
| 2 Bedrooms | Small | $120,000 – $600,000 (IDR 2.02B – IDR 10.08B) | 2-bedroom for sale in Ubud (Ricefield View) – $247,000 |
| 3 Bedrooms | Medium | $320,000 – $800,000+ (IDR 5.38B – IDR 13.44B+) | A Contemporary Sanctuary of Tranquility 3 Bedrooms Villa For Sale Freehold in Canggu – $840,000 |
| 4 Bedrooms | Medium | $350,000 – $1,400,000+ (IDR 5.88B – IDR 23.52B+) | Tabanan Oasis: Luxury 4BR Villa & Private Pool Escape For Sale Leasehold – $414,000 |
| 5 Bedrooms | Large | $500,000 – $4,000,000+ (IDR 8.40B – IDR 67.20B+) | Exquisite 5 Bedroom Villa for Sale Leasehold in Bali Pererenan – $525,000 |
| 6 Bedrooms and more | Large | $600,000+ – $6,000,000+ (IDR 10.08B+ – IDR 100.80B+) | Majestic Oasis Off Plan Villa 6-Bedrooms Moroccan-Inspired Luxury Retreat – $6,500,000 |
It’s worth noting that the more bedrooms a villa has, the higher the price tends to be. Adding extra bedrooms has long been a popular way to increase rental yield and overall revenue.
However, don’t decide the number of bedrooms solely based on the idea of boosting profit. Every property has its own purpose and positioning:
- Small villas: Ideal for personal retreats and beginner investors. They’re currently in high demand because they offer comfort, are easier to rent out, and require minimal maintenance.
- Medium to large villas: Great for the luxury market and capable of delivering strong vacation-rental ROI. They perform well in prime, high-demand areas—but they’re booked less frequently, as they cater to a more specific segment such as families or groups.
Villa Price Based on Area
Villa prices in Bali are also heavily influenced by location, especially whether the area is a popular hotspot or an emerging investment zone.
| Area Type | Examples | Price Range (USD / IDR) | Listing Example |
| Hotspot | Canggu, Ubud, Seminyak, Uluwatu | $250,000+ – $1,900,000 (IDR 4.20B – IDR 31.92B) | Luxurious 3 Bedrooms Tropical Sanctuary in Ubud – $350,000 (IDR 5.88B) |
| Emerging | Seseh, Cemagi, Buduk, Lovina | $100,000 – $600,000+ (IDR 1.68B – IDR 10.08B+) | Stunning 2 Bedrooms Villa For Sale Leasehold in Buduk – $341,000 (IDR 5.73B) |
Again, there is a strong expectation that tourist demand will continue shifting toward quieter areas in this year. This could gradually push property prices in emerging areas higher as demand grows.
For investors, it may be a smart move to consider emerging areas early, while prices are still relatively lower.
Read More: How to Select the Best Locations to Invest in Bali
Apartment Prices in Bali
Source: Ilot Property Bali - 1-bedroom Apartment in Kintamani with Mountain View for $180,000
Apartments generally come at a lower price than villas. According to Properstar data (2025), the average apartment price in Bali is approximately IDR 5,256,525 per sq ft (around USD $313 per sq ft).
| Number of Rooms | Median Price (IDR / sq ft) | Median Price (USD / sq ft) |
|---|---|---|
| Studio | IDR 5,288,238 | ≈ USD $315 |
| 2 rooms | IDR 5,413,845 | ≈ USD $322 |
| 3 rooms | IDR 5,548,445 | ≈ USD $330 |
| 4 rooms | IDR 5,106,642 | ≈ USD $304 |
| 5 rooms | Not enough listings | — |
Browse Luxury Apartment for Sale in Bali by Bali Villa Realty
House Prices in Bali
Houses are often more affordable per square meter than apartments (as shown below).
According to available data, the average house price in Bali today is around IDR 3,149,199 (or USD $187) per sq ft. Below is a breakdown by number of rooms:
| Number of Rooms | Median Price (IDR / sq ft) | Median Price (USD / sq ft) |
|---|---|---|
| 4 rooms | IDR 3,287,434 | ≈ USD 196 |
| 5 rooms | IDR 3,481,621 | ≈ USD 207 |
| 6 rooms | IDR 3,351,993 | ≈ USD 200 |
| 7 rooms | IDR 3,015,979 | ≈ USD 180 |
| 8 rooms | IDR 2,732,251 | ≈ USD 163 |
Comparing Villa, Apartment and Houses
| Property Type | Typical ROI / Yield | Best For | Strengths | Weaknesses |
| Villa | ~7–15%+ | Short-term holiday rentals & luxury investments | High income potential, strong tourism demand | High cost & management effort |
| Apartment | ~4–6% | Long-term rental investors | Lower entry cost, consistent occupancy | Lower peak revenue |
| House | Varies | Long-term capital growth & family rentals | Land value appreciation | Lower rental yields, higher maintenance |
Well-managed Bali villas generally deliver the strongest rental performance, with many reports showing 7-15% annual ROI, especially in prime areas like Seminyak or Canggu (for short-term tourist rentals).
Apartments also offer stable occupancy and predictable returns, but are mostly geared toward long-term tenants. Price appreciation of apartments is also tend to be slower than villas.
Houses are often assumed to have strong potential, our direct observations show that the rental yields are the lowest, unless the property sits in a high-demand location.
Owning a regular house is also more complex for foreigners due to ownership restrictions and the Bali’s banjar (local community) system.
In practice, foreigners who stay long-term and work from Bali tend to choose villas in expats-friendly areas (near tourism object or entertainment hubs designed with international lifestyle expectations).
What are Average Prices per m² for Land in Bali?
Land in Bali is typically measured per square meter. The price can also vary depending on the area. Here are the current average land prices per m² in Bali:
| Land Category | Price Range (per m²) | Typical Locations | Notes |
| Prime Areas | ~$215 – ~$452 | Seminyak, Canggu, Ubud, etc | High-demand zones, close to beaches, established infrastructure |
| Emerging Areas | ~$88 – ~$214 | Uluwatu, Seseh, Pererenan, etc | More affordable, prices vary based on beach access and scenic views |
💡 Smart tips: Before buying land, check the zoning to make sure it matches your intended use.
Browse Bali Land for Sale by Bali Villa Realty
Which areas in Bali are Most Expensive vs Cheapest in 2026?
Most Expensive Bali Area
These locations consistently show higher average prices per m² — driven by tourism demand, lifestyle appeal, and investor interest:
- Pererenan: Land prices in Pererenan average around IDR ~13 million per m², one of the higher price bands on the island.
- Canggu: Canggu land listings also show premium pricing, with plots in desirable zones (~IDR 15 million per m² and above).
- Seminyak: Seminyak is known for very high property and land prices, often driven by luxury villas and tourism accommodation — historically among the top price brackets in Bali.
- Uluwatu (Bukit Peninsula): Areas around Uluwatu and the Bukit hills remain premium due to ocean views and high-end villa demand.
More Affordable Bali Areas
- Buleleng and North Bali: Land prices in parts of Buleleng can be significantly lower, with some plots around IDR 0.48–3 million per m².
- Denpasar: Urban land there varies widely, but many parcels are significantly more affordable than southern coastal hotspots — often in the lower tens of millions per m² compared with Badung’s premium belts.
- Rural Villages in Bali: Small village or agricultural land far from tourism centers may start much lower, sometimes below Rp 1 million per m², though demand and development potential vary.
Factors Affecting Bali Property Prices
Several key factors shape property prices in Bali. Understanding these will help you make smarter buying and investment decisions.
1. Location
Location is a top factor in determining Bali property costs.
Properties in high-demand areas like Seminyak, Canggu, or Ubud usually have a higher upfront price due to strong rental demand and potential for value growth.
If you’re looking for a lower initial cost with good growth potential, emerging areas like Seseh, Munggu, or Lovina might be a good fit, although they may require more time to see returns.
Read More: How to Maximize Rental Yield for Your Bali Villa
2. Property Type
The type of property you choose greatly affects the cost. Villas—especially in prime locations—tend to be more expensive than apartments or undeveloped land.
Apartments are a more affordable choice, especially as Bali becomes increasingly popular among long-term visitors and digital nomads.
Meanwhile, land can be an excellent option if you plan to build a custom property.
3. Property Ownership
Leasehold properties are generally more accessible and affordable for expats.
Freehold ownership, however, requires setting up a PT PMA (a local company structure), which comes with a higher budget.
Read More: Freehold vs Leasehold Bali Property: Which One Is Better for Investors?
What Hidden Costs Should I Know Before Buying in Bali?
Beyond the sale price, there are other essential expenses to budget for:
- Notary and Legal Fees: Typically range from 1% to 2.5% of the property value. These cover the legal transfer of ownership and ensure all requirements are properly fulfilled.
- Taxes and Government Fees: Indonesia applies several taxes when purchasing property, such as Property Acquisition Tax (BPHTB), VAT, and Income Tax. Each tax has its own percentage. Learn more here: Understanding Bali Property Taxes for Foreign Buyers.
- Building Permits: If you plan to build, you’ll need a PBG/IMB permit. Costs usually fall between IDR 30 million to 50 million, depending on the building’s size and location
- Maintenance and Property Management: Management companies generally charge 10–20% of monthly rental income for cleaning, upkeep, and guest services.
- Lease Extension Costs (for Leasehold Properties): Extensions vary depending on location and market demand, often ranging from IDR 500 million to 1 billion.
Example: Estimating the Cost of Buying a Villa in Bali
To give you a general idea, here’s a sample breakdown for a standard 3-bedroom villa in Seminyak.
- Villa Purchase Price: IDR 5 billion
- Notary Fees (1%): IDR 50 million
- BPHTB Tax (5%): IDR 250 million
- Furnishing Costs: IDR 300 million
- Property Management (optional): 10–20% of monthly rental income
How to Determine the Right Price for a Property in Bali
Figuring out whether a property in Bali is priced fairly can be challenging. Here are simple ways to check if the price makes sense:
1. Compare Similar Listings
Look at properties with the same size, condition, and location.
If you’re checking a villa in Canggu, compare it with other Canggu villas with similar bedrooms, style, and amenities. Prices that align closely are usually fair.
For a more accurate valuation, consult a local appraiser or reach out to our expert agent for detailed market data (p.s. Our consultation is free with no commitment).
2. Check Facebook Listings and Forums
Browse community groups to see current price ranges and buyer experiences.
Forums can offer useful insights, but remember, they’re not always experts. Use the info as additional reference, not a final decision.
3. Monitor Market Trends
Set up listing alerts and subscribe to trusted real estate newsletters to track price movements over time.
This helps you understand whether prices in your target area are rising, stable, or dropping.
Conclusion
Property costs in Bali in 2026 are expected to shift. While prices have not changed significantly compared to 2025—mainly because we are still early in the year—potential price movements going forward should not be overlooked.
For investors, it’s wiser to prepare early so you can adapt to changing market conditions. Our senior advisors at Bali Villa Realty are here to guide you through this process.
We offer end-to-end services to make property investment in Bali easier for expats, from market insights and comparing exclusive listings with the best value, to handling the legal process through our in-house legal team.
Book your free consultation anytime and get personalized guidance on buying property in Bali.
FAQ
Yes. You can enjoy a comfortable living in Bali for around $1500 - $2000 per month (including food, transportation and accommodation).
Yes, but you have to focus on the right location, following the legal structure, and invest based on fundamentals and long-term demand rather than short hype.
Yes, foreigners can own property in Bali through leasehold or right-to-use (Hak Pakai) titles.
