Authored by the expert who managed and guided the team behind the Indonesia Property Pack
Yes, the analysis of Bali's property market is included in our pack
The average house price in Bali ranges from $150,000 for budget villas in emerging areas to over $2 million for luxury beachfront properties in prime locations like Seminyak and Uluwatu.
As of September 2025, Bali's property market shows strong momentum with mid-range villas in popular areas like Canggu and Seminyak typically priced between $250,000-$500,000, while apartments range from $100,000-$500,000 depending on location and amenities. Land prices vary dramatically by area, with Canggu commanding $53,000-$100,000 per 100m² compared to Ubud's $20,000-$40,000 per 100m².
If you want to go deeper, you can check our pack of documents related to the real estate market in Bali, based on reliable facts and data, not opinions or rumors.
Bali's property market in 2025 offers excellent value compared to other global destinations, with villa prices averaging $250,000-$500,000 in prime areas and rental yields reaching 12-20% for short-term rentals.
Emerging areas like Nyanyi, Bingin, and Pererenan offer the highest growth potential at 20-30% below established hotspot prices, while premium locations like Seminyak and Canggu continue steady appreciation of 7-10% annually.
| Property Type | Price Range (2025) | Key Locations |
|---|---|---|
| Budget Villas | $100,000-$200,000 | Ubud, Tabanan, Lovina |
| Mid-range Villas | $250,000-$500,000 | Canggu, Seminyak |
| Luxury Villas | $770,000-$2,000,000+ | Uluwatu, Seminyak |
| Apartments | $100,000-$500,000+ | Various locations |
| Land (per 100m²) | $20,000-$100,000 | Variable by location |
| Premium Cost per m² | $1,000-$2,000 | Seminyak, Canggu |
| Affordable Cost per m² | $300-$600 | Ubud, inland areas |
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
What's the current average house price in Bali?
As of September 2025, the average house price in Bali varies significantly by property type and location.
Villas range from $200,000 to over $2,000,000 depending on size, quality, and location. Most mid-range villas in popular areas like Canggu, Seminyak, and Uluwatu are priced between $250,000-$500,000, while luxury properties can exceed $770,000.
Apartments typically cost between $100,000-$500,000 depending on location and amenities, though the apartment market is smaller than the villa segment. Land plots show dramatic price variations, with Canggu commanding approximately $53,000-$100,000 per 100m², Ubud at $20,000-$40,000 per 100m², and Uluwatu ranging from $27,000-$60,000 per 100m².
The construction cost per square meter ranges from $300-$600 in affordable inland areas to $1,000-$2,000 in premium coastal locations like Seminyak and Canggu.
It's something we develop in our Indonesia property pack.
How do prices differ by property type?
Property prices in Bali show clear distinctions based on type, size, and target market.
Budget villas in emerging areas like Ubud, Tabanan, and Lovina start at $100,000-$200,000 for basic 1-2 bedroom properties. Mid-range villas in established areas like Canggu and Seminyak typically cost $250,000-$500,000 for 3-4 bedroom properties with modern amenities.
Luxury villas in prime locations like Uluwatu and beachfront Seminyak command $770,000-$2,000,000+ for large properties with premium finishes and ocean access. Apartments represent a smaller market segment, generally priced between $100,000-$500,000 depending on location, size, and building amenities.
Land plots offer the most dramatic price variations, with prime coastal areas in Canggu reaching $100,000 per 100m² while rural inland areas in Ubud can be found for $20,000 per 100m². Development potential and zoning regulations significantly impact land values across different districts.
Which areas are most expensive, upcoming, and budget-friendly?
Bali's property market shows clear geographical price tiers based on tourism appeal, infrastructure, and international accessibility.
The most expensive areas include Seminyak, Canggu, and Uluwatu, which are prime coastal locations with established tourism infrastructure and strong international appeal. These areas command premium prices due to their proximity to beaches, restaurants, and nightlife venues that attract both tourists and expatriate residents.
Upcoming areas include Nyanyi on the west coast, Bingin in the southwest, and Pererenan, which are emerging as lifestyle and digital nomad hubs with ongoing infrastructure improvements. These locations typically offer properties priced 20-30% below established hotspots but show rapid appreciation potential as development continues.
Budget-friendly areas encompass Tabanan, Ubud outskirts, Lovina, and North/East Bali regions, which offer lower entry points while maintaining strong cultural appeal and steady but slower growth rates. These areas appeal to buyers seeking authentic Balinese experiences and long-term value appreciation.
How have prices changed over recent years?
Bali's property market has experienced significant appreciation over both short and medium-term periods.
Over the past year from 2024 to 2025, average Bali villa prices rose from approximately $321,000 to $484,000, representing a 7-10% annual increase. Prime hotspots experienced even higher appreciation rates, with some areas seeing double-digit growth driven by increased tourism and digital nomad influx.
Looking at the five-year period from 2020 to 2025, prime area prices in locations like Canggu and Seminyak surged approximately 50%, translating to consistent 8-10% annual appreciation in top spots. This growth was driven by Indonesia's tourism recovery, infrastructure improvements, and increased international investor interest.
The price increases reflect Bali's growing reputation as a lifestyle destination and investment hotspot, with limited land supply in prime coastal areas driving sustained appreciation despite global economic uncertainties.
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What are the price forecasts for the next 1, 5, and 10 years?
Bali's property market forecasts show continued growth with varying rates across different timeframes.
| Timeframe | Estimated Growth | Key Drivers |
|---|---|---|
| Next 12 Months | 5-8% | Tourism recovery, digital nomad influx |
| 5 Years | 6-10% compounded annual | Infrastructure development, airport expansion |
| 10 Years | 4-7% compounded annual | Market maturation, regional competition |
| Premium Locations | Higher but volatile | Limited supply, saturation risk |
| Emerging Areas | Above average potential | Infrastructure development, hotspot shifting |
Over the next 12 months, property prices are expected to grow 5-8% driven by continued tourism recovery and digital nomad population growth. Five-year projections suggest 6-10% compounded annual growth supported by major infrastructure projects including airport expansion and new development zones.
Ten-year forecasts indicate more moderate 4-7% compounded annual growth as the market matures and faces increased regional competition from other Southeast Asian destinations. Premium locations may experience faster growth but could approach saturation, while emerging areas offer higher volatility and appreciation potential.
How do Bali prices compare with similar global destinations?
Bali offers exceptional value compared to other international tourist and investment destinations.
Per square meter costs in Bali's hotspots range from $1,000-$2,000, significantly lower than top European or Asian tourist destinations. Prime beachfront properties in established Mediterranean or Caribbean markets often command $3,000-$8,000 per square meter, making Bali extremely competitive for international buyers.
Rental yields in Bali reach 12-20% gross for short-term villa rentals, substantially higher than comparable destinations like Phuket and Koh Samui (4-7% yields) or European coastal markets (3-5% yields). This superior yield potential compensates for higher entry costs in traditional markets while offering better cash flow prospects.
Entry price points in Bali remain more accessible than Singapore, Hong Kong, or leading European beach markets, with higher potential returns and lower total investment requirements. The combination of affordability, yield potential, and appreciation prospects positions Bali as an attractive alternative to saturated Western markets.
What are typical price ranges by property size?
Property prices in Bali correlate directly with size, location, and quality standards across different market segments.
Small homes ranging from 1-2 bedrooms in inland or emerging locations start at $100,000-$200,000 for basic properties. These typically include simple villas in areas like Ubud outskirts or developing coastal zones with limited amenities but good appreciation potential.
Medium-sized homes with 3-4 bedrooms in established districts often range from $250,000-$700,000, depending on location and finishing quality. Properties in this category typically feature modern amenities, swimming pools, and proximity to tourist infrastructure in areas like Canggu or central Seminyak.
Large properties and beachfront homes can reach $2 million or more, particularly for luxury villas with extensive grounds, premium locations, and high-end finishes. These properties often exceed 5 bedrooms and include features like ocean access, private beach clubs, or extensive landscaping in prime locations like Uluwatu cliffs or beachfront Seminyak.
It's something we develop in our Indonesia property pack.
What additional costs should buyers factor in?
Total property acquisition costs in Bali extend significantly beyond the purchase price through various taxes and fees.
Acquisition Tax (BPHTB) represents 5% of the property value and applies to most transactions. Notary fees range from 1-2.5% of the property value for legal documentation and registration processes. Agent commissions typically cost 2-5% though these are often paid by the seller rather than the buyer.
Seller's Income Tax (PPh) at 2.5% is usually the seller's responsibility but may be negotiated into purchase agreements. Legal and permit fees include building permits (IMB) and due diligence costs that vary by property complexity. For leasehold properties, extension fees can range from $30,000-$65,000 for 20-30 year periods depending on location.
Annual land and building taxes remain modest compared to Western markets. Value Added Tax (VAT) at 11% applies to new properties and some developer units. Overall, buyers should budget approximately 10-15% above the purchase price to cover all acquisition costs and ensure proper legal compliance.
What financing options exist for locals versus foreigners?
Financing availability in Bali differs significantly between Indonesian nationals and foreign buyers due to legal ownership restrictions.
Local Indonesian buyers enjoy broad access to domestic bank mortgages with lower down payment requirements and interest rates ranging from 7-12% (variable rates). Indonesian banks typically offer standard mortgage terms up to 30 years with conventional approval processes for qualified borrowers.
Foreign buyers face more complex financing due to leasehold ownership requirements or the need to establish local companies (PT PMA) for land ownership. Some Indonesian banks and select international banks offer loans to foreign residents, typically requiring 30-50% down payments with interest rates of 8-12% for terms up to 30 years.
Developer installment plans represent a common alternative for off-plan purchases, typically requiring 20-30% down payments with 1-5 year payment schedules. These arrangements sometimes offer zero interest during construction periods, making them attractive for buyers seeking flexible financing without traditional bank requirements.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Indonesia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What are the best investment strategies by purpose?
Investment success in Bali depends on matching property characteristics with intended use and market conditions.
For live-in purposes, buyers should focus on quieter emerging areas like Ubud outskirts, Bingin, or Pererenan that offer authentic Balinese lifestyle while maintaining reasonable access to amenities and infrastructure. These areas provide better value and lower ongoing tourism disruption for permanent residents.
Short-term rental investments perform best with villas in Canggu, Seminyak, and Uluwatu featuring pools, proximity to beaches, and professional management capabilities. These properties can achieve yields up to 20% but require active management and compliance with local tourism regulations.
Long-term rental strategies work well with apartments and smaller villas in areas like Canggu, Ubud, and Sanur that attract growing expat and digital nomad communities seeking monthly or annual arrangements. These investments offer more stable income with lower management requirements.
For resale appreciation, land purchases and off-plan villas in emerging zones like Nyanyi, Bingin, and Pererenan offer the highest upside potential as infrastructure development drives area transformation and value appreciation above market averages.
Can you share recent purchase examples?
Recent property transactions in Bali demonstrate clear price patterns across different market segments and locations.
In the budget segment, Ubud and Tanah Lot areas offer 2-bedroom, 120m² villas with basic amenities for approximately $150,000. These properties typically feature traditional Balinese architecture with modern updates and small gardens but limited luxury amenities.
Mid-range properties in Canggu include 3-bedroom, 250m² modern villas priced between $350,000-$500,000. These properties typically feature contemporary design, swimming pools, and proximity to beach clubs and restaurants that serve the area's growing digital nomad and tourist population.
Luxury market examples in Seminyak include 5-bedroom, 400m² beachfront villas ranging from $1.5-$2 million. These properties feature premium finishes, direct beach access, and extensive grounds with resort-style amenities and professional management services.
Land transactions show similar patterns, with Uluwatu plots starting at $27,000 per 100m² for inland locations and reaching $60,000+ for clifftop positions with ocean views and development potential for luxury villa projects.
What are the best current opportunities and investments?
Bali's property market in 2025 offers several distinct opportunity categories based on growth potential and investment strategy.
Emerging suburbs with infrastructure development plans, including Nyanyi, Bingin, and Pererenan, offer the highest growth potential and superior value compared to saturated hotspots. These areas benefit from ongoing road improvements, utilities expansion, and proximity to established tourist zones while maintaining 20-30% price discounts.
Short-term rental villas near Canggu and Seminyak beaches continue delivering 12-20% yields while maintaining high liquidity for future resale. These properties benefit from Bali's tourism recovery and growing digital nomad population seeking premium accommodation options.
Lifestyle buyers should prioritize quieter areas within 30 minutes of amenities, balancing authentic Balinese culture with modern convenience. Sustainable and eco-friendly villa developments gain increasing appeal and future-proofing value as environmental awareness grows among international buyers.
Land banking in developing areas may offer the greatest upside over 5-10 year horizons, particularly in zones designated for tourism development or infrastructure expansion where current prices remain below long-term potential.
It's something we develop in our Indonesia property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Bali's property market in 2025 presents compelling opportunities for both lifestyle and investment buyers, with strong fundamentals supporting continued growth across multiple market segments.
Success requires careful attention to legal structures, emerging area selection, and matching investment strategy with market realities to maximize both returns and personal satisfaction from Bali property ownership.
Sources
- BambooRoutes - Average House Prices Bali
- BambooRoutes - Bali Price Forecasts
- Coco Development Group - Best Investment Areas
- Bali Villa Realty - Property Costs
- BambooRoutes - Indonesia Price Forecasts
- Exotiq Property - Bali vs Thailand Investment
- Bali Home Immo - Property Taxes
- Mercury Estate - Indonesia Real Estate Expenses
- Neginski - Foreign Property Purchase Guide
- BambooRoutes - Foreigner Mortgage Bali