Cost of Property in Bali: What You Need to Know (2025)

Thinking about buying a villa in Bali? Before you start browsing listings, it helps to know how much property prices have changed today.

Recent data from REID shows a sharp jump in Bali’s property market.

Between Q1 2024 and Q1 2025, the average villa price jumped from $321,000 to around $484,000. It's a $163,000 increase in just one year.

Hotspots like Berawa, Canggu, and Pererenan saw the biggest spikes, while even quieter areas such as Ubud and Tabanan also climbed steadily.

So if you’re planning to invest in Bali property, let’s walk through the current cost and extra expenses you should be prepared for.

Key Takeaways

• Bali villa prices jumped significantly in 2025, rising from $321,000 to $484,000 on average, with top areas like Canggu, Berawa, and Pererenan seeing the highest increases.
• Villas remain the most popular choice among foreign investors, with small villas starting at $60,000 - $100,000 and luxury properties exceeding $1 million depending on size and location.
• 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).

Villa Prices in Bali

Source: Bali Villa Realty - 2-bedroom for Sale in Ubud for $247,000 with Ricefield View

Villas are highly popular among foreign investors, especially for rental income. In Bali, villa pricing is generally influenced by the number of bedrooms (small, medium, large villas) and the location (popular or emerging areas).

Villa Price Based on Number of Bedrooms

Number of Bedroom	Villa Category	Price Range (USD)	Example Listing
1 Bedroom	Small	$60,000 – $300,000	Tranquil Modern Oasis - Off Plan 1 Bedroom Villa with Private Pool in Ubud – $159,000
2 Bedrooms	Small	$120,000 – $600,000	2-bedroom for sale in Ubud (Ricefield View) – $247,000
3 Bedrooms	Medium	$320,000 – $800,000+	A Contemporary Sanctuary of Tranquility 3 Bedrooms Villa For Sale Freehold in Canggu – $840,000
4 Bedrooms	Medium	$350,000 – $1,400,000+	Tabanan Oasis: Luxury 4BR Villa & Private Pool Escape For Sale Leasehold – $414,000
5 Bedrooms	Large	$500,000 – $4,000,000+	Exquisite 5 Bedroom Villa for Sale Leasehold in Bali Pererenan – $525,000
6 Bedrooms and more	Large	$600,000+ – $6,000,000+	Majestic Oasis Off Plan Villa 6-Bedrooms Moroccan-Inspired Luxury Retreat – $6,500,000

The more bedrooms a villa has, the higher the price tends to be. For investors, 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)	Example Listing
Hotspot	Canggu, Ubud, Seminyak, Uluwatu	$250,000+ – $1,900,000	Luxurious 3 Bedrooms Tropical Sanctuary in Ubud – $350,000
Emerging	Seseh, Cemagi, Buduk, Lovina	$100,000 – $600,000+	Stunning 2 Bedrooms Villa For Sale Leasehold in Buduk – $341,000

Read More: How to Select the Best Locations to Invest in Bali

Land Prices in Bali

Land in Bali is typically measured per square meter, and the price can vary depending on the area—similar to how villa prices differ by location.

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

Tips: Before buying land, check the zoning to make sure it matches your intended use.

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, making them an attractive option for those looking for a smaller, low-maintenance property.

• Prime Areas: $700–$1,000 per month. Prices can be higher if the apartment is within walking distance of the beach.
• Quieter Areas: Starting from $500 per month, usually in less tourist-heavy regions like Kintamani.

House Prices in Bali

Houses are often more affordable per square meter than villas and apartments (as shown in the graph below).

Source: Properstar - Bali Housing Price per m2

Both houses and villas can appreciate in value. However, villas usually perform better for rental income.

Villas offer more luxurious amenities, making them attractive for short-term rentals and vacation stays. Houses, on the other hand, are ideal for personal use with simpler designs—this is why they tend to be more affordable.

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 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?

Additional Costs When Buying Property 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.

Read More: Hidden Costs When Buying a Villa in Bali You Shouldn’t Ignore

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 (FREE!).

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

The cost of property in Bali has risen sharply in the past year, especially in high-demand areas like Canggu, Berawa, and Pererenan.

Villas, apartments, and land each come with different price ranges — and factors like location, property type, ownership, and additional fees all play a big role in your final budget.

Whether you’re buying for personal use or investment, understanding the real numbers will help you make a smarter, safer decision.

And if you’re still unsure about pricing, ROI potential, or which area fits your goals, you don’t have to figure it out alone! Our team can help you review the market, compare options, and find the best value based on your budget — completely free.

Book your free consultation anytime and get personalized guidance on buying property in Bali.

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