What are housing prices like in Bali right now? (2026)

As of 2026, the average housing price in Bali is about Rp4.8 billion, which is roughly $264,000 or €228,000, while the median housing price in Bali is closer to Rp4.1 billion, or about $226,000 and €195,000.

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Eka Virgantara 🇮🇩

Balitecture Sales Agent

With a deep understanding of Bali’s unique property landscape, Eka combines local insight with professional expertise to guide every investment. As a local, he knows the island inside out, from land ownership nuances to shifting market cycles, and specializes in connecting investors with high performing real estate that reflects Balitecture’s signature aesthetic. He ensures a smooth and transparent buying process while keeping a strategic focus on long term capital appreciation and strong rental returns, making each opportunity both inspiring and financially sound.

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Bali. If you’d like to learn more about us, you can check our presentation page.

What is the average housing price in Bali in 2026?

The median housing price in Bali is more useful than the average because one expensive villa in Canggu, Berawa, Seminyak, or Uluwatu can make the average look higher than what most buyers will actually pay.

We are writing this as of 2026, using the latest data we collected from authoritative sources and manually double checked.

In 2026, the median housing price in Bali is about Rp4.1 billion, or around $226,000 and €195,000. The average housing price in Bali in 2026 is higher, at about Rp4.8 billion, or around $264,000 and €228,000.

For 80% of residential properties in Bali in 2026, a realistic market range is about Rp900 million to Rp16 billion, or roughly $50,000 to $882,000 and €43,000 to €761,000.

A realistic entry range in Bali in 2026 is about Rp900 million to Rp1.6 billion, or around $50,000 to $88,000 and €43,000 to €76,000, which can buy an older 2-bedroom house of 45 to 70 square meters in Tabanan, Kediri, Negara, Singaraja, or outer Denpasar.

A realistic luxury range in Bali in 2026 is about Rp8 billion to Rp22 billion, or around $441,000 to $1.21 million and €380,000 to €1.05 million, which can buy a new or renovated 3 to 5-bedroom villa with a pool in Canggu, Berawa, Pererenan, Seminyak, Sanur, or Uluwatu.

By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Bali.

Are Bali property listing prices close to the actual sale price in 2026?

In 2026, our estimate is that actual sale prices in Bali are usually 6% to 10% below listing prices, with a central estimate close to 8% below the asking price.

This gap exists because many Bali listings are aspirational, duplicated by agents, or left online after the best buyer has already negotiated. The gap varies the most for villas with unclear permits, short leasehold terms, access-road problems, older construction, or weak rental records.

What is the price per sq m or per sq ft for properties in Bali in 2026?

As of 2026, the median housing price per square meter in Bali is about Rp35 million, or around $1,928 and €1,664, which equals about Rp3.25 million per square foot, or $179 and €155. The average housing price per square meter in Bali is about Rp41 million, or around $2,259 and €1,949, which equals about Rp3.81 million per square foot, or $210 and €181.

The highest price per square meter in Bali is usually paid for small, new, furnished villas and apartments near Canggu, Berawa, Seminyak, Sanur, and prime Uluwatu, while the lowest price per square meter is usually found in older houses or larger land-heavy homes in Jembrana, Buleleng, Karangasem, Bangli, and inland Tabanan.

In 2026, the highest Bali price per square meter is usually found in Berawa, Seminyak, Pererenan, Canggu, and prime Uluwatu, often around Rp55 million to Rp140 million per square meter. The lowest Bali price per square meter is usually found in Jembrana, Buleleng, and inland Tabanan, often around Rp6 million to Rp25 million per square meter.

How have property prices evolved in Bali?

Compared with one year ago, Bali residential prices are probably up about 6.5% in nominal rupiah terms in 2026. After local inflation, the real increase is closer to 3.5% to 4%, because the market is stronger in villas than in ordinary Indonesian housing.

Compared with two years ago, Bali property prices are likely up around 15% to 20% nominally in the most active residential areas. The main reason is that tourism, remote-work demand, and villa-rental investment recovered faster than ordinary household affordability.

By the way, we’ve written a blog article detailing the latest updates on property price variations in Indonesia.

Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Bali.

How do prices vary by housing type in Bali in 2026?

In 2026, the active Bali residential market is roughly 42% local-style landed houses, 35% villas, 7% apartments or condos, 7% townhouses or cluster homes, 6% luxury villas or estates, and 3% older homes on valuable land, because Bali is still mainly a landed-property market.

Local-style houses in Bali average around Rp2.8 billion, or $154,000 and €133,000, while villas average around Rp7.2 billion, or $397,000 and €342,000. Apartments and condos average around Rp2.4 billion, or $132,000 and €114,000, townhouses average around Rp3.4 billion, or $187,000 and €162,000, luxury villas average around Rp18 billion, or $992,000 and €856,000, and older houses on valuable land average around Rp4 billion, or $220,000 and €190,000.

If you want to know more, you should read our dedicated analyses:

• How much should you pay for a house in Bali?
• How much should you pay for a villa in Bali?
• How much should you pay for lands in Bali?

How do property prices compare between existing and new homes in Bali in 2026?

In 2026, new or recently completed homes in Bali usually cost 18% to 30% more than comparable older homes, with a central estimate around 24%.

This premium exists because a new Bali villa or house usually needs less renovation, photographs better, rents more easily, and creates fewer worries about permits, plumbing, electricity, furniture, and pool condition.

How do property prices vary by neighborhood in Bali in 2026?

In Canggu and Berawa, buyers mostly find 2 to 4-bedroom villas, townhouses, and rental-ready homes, with typical prices around Rp8 billion to Rp18 billion, or $441,000 to $992,000 and €380,000 to €856,000. Prices are high because the area has beaches, cafes, schools, gyms, short-stay rental demand, and strong expat visibility.

In Sanur, buyers mostly find family houses, villas, and some apartments, with typical prices around Rp4 billion to Rp10 billion, or $220,000 to $551,000 and €190,000 to €475,000. Sanur is expensive because it is calmer than Canggu, easier for long-stay living, and close to healthcare and daily services.

In Ubud, buyers mostly find villas, jungle homes, ricefield homes, and wellness-oriented properties, with typical prices around Rp3 billion to Rp9 billion, or $165,000 to $496,000 and €143,000 to €428,000. Ubud stays attractive because buyers pay for culture, views, wellness tourism, and lower density than the busiest beach areas.

You will find a much more detailed analysis by areas in our property pack about Bali. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:

Area in Bali	Market feel	Average price range	Average range per sq m	Average range per sq ft
Canggu	Trendy rental area	Rp6B to Rp14B $331k to $771k	Rp55M to Rp95M $3,030 to $5,234	Rp5.1M to Rp8.8M $282 to $486
Berawa	Premium expat area	Rp8B to Rp18B $441k to $992k	Rp70M to Rp120M $3,857 to $6,612	Rp6.5M to Rp11.1M $358 to $614
Pererenan	Luxury growth area	Rp7B to Rp16B $386k to $882k	Rp60M to Rp110M $3,306 to $6,061	Rp5.6M to Rp10.2M $307 to $563
Seminyak	Established luxury area	Rp7B to Rp20B $386k to $1.10M	Rp65M to Rp130M $3,581 to $7,163	Rp6.0M to Rp12.1M $333 to $665
Sanur	Family and retiree area	Rp4B to Rp10B $220k to $551k	Rp35M to Rp75M $1,928 to $4,132	Rp3.3M to Rp7.0M $179 to $384
Uluwatu / Bukit	Luxury and view area	Rp5B to Rp18B $275k to $992k	Rp40M to Rp100M $2,204 to $5,510	Rp3.7M to Rp9.3M $205 to $512
Jimbaran	Family and airport area	Rp3B to Rp9B $165k to $496k	Rp25M to Rp60M $1,377 to $3,306	Rp2.3M to Rp5.6M $128 to $307
Ubud	Wellness and culture area	Rp3B to Rp9B $165k to $496k	Rp25M to Rp65M $1,377 to $3,581	Rp2.3M to Rp6.0M $128 to $333
Denpasar	Local and commute area	Rp1.8B to Rp5B $99k to $275k	Rp18M to Rp35M $992 to $1,928	Rp1.7M to Rp3.3M $92 to $179
Tabanan	Entry and emerging area	Rp900M to Rp4B $50k to $220k	Rp10M to Rp28M $551 to $1,543	Rp900k to Rp2.6M $51 to $143
Buleleng / Lovina	Value north-coast area	Rp800M to Rp4B $44k to $220k	Rp8M to Rp25M $441 to $1,377	Rp700k to Rp2.3M $41 to $128
Jembrana	Lowest-cost local area	Rp600M to Rp2.5B $33k to $138k	Rp6M to Rp18M $331 to $992	Rp600k to Rp1.7M $31 to $92

How much more do you pay for properties in Bali when you include renovation work, taxes, and fees?

In Bali in 2026, the total cost is often 8% to 12% above the buying price for a normal resale property, 6% to 9% above the buying price for an eligible new home with the 2026 VAT incentive, and 17% to 20% above the buying price for a new property where VAT applies.

If you buy a Bali property for about $200,000, or around Rp3.63 billion, a normal resale budget should add roughly Rp290 million to Rp440 million, or about $16,000 to $24,000, before renovation. That means the total cost often lands around Rp3.9 billion to Rp4.1 billion, or about $216,000 to $224,000.

If you buy a Bali property for about $500,000, or around Rp9.08 billion, a normal resale budget should add roughly Rp730 million to Rp1.1 billion, or about $40,000 to $60,000, before renovation. If the property is an older villa, medium renovation can push the total closer to Rp11.5 billion to Rp12.5 billion, or about $635,000 to $689,000.

If you buy a Bali property for about $1,000,000, or around Rp18.15 billion, a normal resale budget should add roughly Rp1.45 billion to Rp2.18 billion, or about $80,000 to $120,000, before renovation. If the villa needs serious work, furnishing, pool repairs, and rental setup, the final budget can move above Rp24 billion, or about $1.32 million.

By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Indonesia.

Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Bali

Extra cost	Type	Estimated cost range
BPHTB buyer acquisition duty	Tax	Often close to 4.5% to 5% of the property price. On a Rp5 billion Bali home, that can mean about Rp225 million to Rp250 million, or around $12,000 to $14,000.
Notary, PPAT, and legal checks	Fees	Usually around 0.8% to 2% of the property price. On a Rp5 billion purchase, this can mean about Rp40 million to Rp100 million, or around $2,200 to $5,500.
Agent commission	Fees	The seller often pays the agent, but the buyer should still think about 0% to 3% indirectly. This cost can be hidden inside the asking price.
VAT on new property	Tax	For eligible new homes under the 2026 incentive, VAT can be partly or fully covered depending on the rules. For non-eligible new property, VAT can add up to 11% of the taxable price.
Due diligence and permit checks	Legal	Budget about Rp15 million to Rp100 million, or around $800 to $5,500. This is important in Bali because title, permits, zoning, and access can strongly affect value.
Light renovation	Renovation	Often 5% to 12% of the property price. On a Rp5 billion villa, this can mean about Rp250 million to Rp600 million, or around $14,000 to $33,000.
Medium renovation	Renovation	Often 15% to 30% of the property price. On a Rp5 billion older villa, this can mean about Rp750 million to Rp1.5 billion, or around $41,000 to $83,000.
Heavy renovation or rebuild	Renovation	Often 35% to 60% or more of the property price. This usually applies when the buyer is really buying the land, not the existing house.
Furniture and rental setup	Fit-out	Budget about Rp150 million to Rp1.5 billion, or around $8,000 to $83,000. Rental-ready villas need furniture, linens, equipment, lighting, photos, and sometimes staff setup.

We made this infographic to show you how property prices in Indonesia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.

What properties can you buy in Bali in 2026 with different budgets?

With $100,000, or about Rp1.82 billion, there is a real Bali property market, but usually not in prime expat villa areas: you may find a 2-bedroom 50 to 70 square meter local house in Tabanan or Kediri, a small older 60 to 90 square meter house in outer Denpasar, or a 70 to 100 square meter existing house in Singaraja or Buleleng.

With $200,000, or about Rp3.63 billion, you may find a 2 to 3-bedroom 100 to 140 square meter family house in Denpasar or the edge of Sanur, a 2-bedroom 90 to 130 square meter compact villa in Ubud or Munggu, or a larger 150 to 220 square meter existing house in Tabanan.

With $300,000, or about Rp5.45 billion, you may find a 2-bedroom 120 to 160 square meter private-pool villa in Ubud or the edge of Seseh, a 3-bedroom 160 to 220 square meter family house near Sanur or Jimbaran, or a small 100 to 150 square meter rental villa in Munggu or Tumbak Bayuh.

With $500,000, or about Rp9.08 billion, you may find a 3-bedroom 180 to 250 square meter villa with a pool near the edge of Canggu or Pererenan, a 3 to 4-bedroom 220 to 320 square meter villa in Uluwatu or Bingin, or a renovated 200 to 300 square meter family villa in Sanur.

With $1,000,000, or about Rp18.15 billion, you may find a 4-bedroom 350 to 500 square meter luxury villa in Berawa or Pererenan, a 4 to 5-bedroom 400 to 600 square meter villa in Uluwatu or Pecatu, or a large renovated 350 to 550 square meter villa in Seminyak or Sanur.

With $2,000,000, or about Rp36.3 billion, there is a real but thin luxury market in Bali: you may find a 5 to 6-bedroom 600 to 900 square meter villa estate in Pererenan or Berawa, a 500 to 800 square meter cliff-view villa in Uluwatu or Bingin, or a large 700 to 1,200 square meter villa compound in Seminyak, Sanur, or Canggu.

If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Indonesia.

What sources have we used to write this blog article?

Whether it’s in our blog articles or the market analyses included in our property pack about Bali, we always rely on the strongest methodology we can … and we don’t throw out numbers at random.

We also aim to be fully transparent, so below we’ve listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.

Source	Why this source matters	How we used it
Bank Indonesia, Residential Property Price Survey Q1 2026	Bank Indonesia is Indonesia’s central bank, so this is the strongest official source for primary residential price direction.	We used it to anchor national and Denpasar primary-market trends. We also used it to understand weak primary sales, mortgage conditions, and cost pressure.
BPS Bali, Bali CPI tables	BPS Bali is the official provincial statistics office for Bali inflation and local CPI data.	We used it to adjust price changes for inflation. We also used it to avoid comparing Bali property prices only in nominal rupiah.
BPS Indonesia, national inflation table	BPS Indonesia is the national statistics agency and publishes official inflation data for Indonesia.	We used it as a cross-check for long-term inflation. We also used it because long-run Bali-specific housing inflation data are not always clean.
Bank Indonesia, Kurs Transaksi BI	Bank Indonesia is the official reference framework for Indonesian rupiah exchange-rate information.	We used it to keep our currency method tied to an official rupiah source. We then cross-checked June 2026 USD/IDR market levels.
European Central Bank, EUR/IDR reference rate	The European Central Bank publishes transparent euro reference rates, including EUR/IDR.	We used it to convert Bali property prices from rupiah into euros. We used the June 2026 level for consistency with the writing date.
Rumah123, Bali house listings	Rumah123 is one of Indonesia’s largest property portals and has a large Bali listing sample.	We used it to estimate live asking-price levels in Bali. We also used area medians to compare Badung, Denpasar, Gianyar, Tabanan, and other Bali markets.
Rumah123, Bali villa listings	Villa listings are important because Bali has a much larger villa market than most Indonesian cities.	We used it to separate villa pricing from ordinary house pricing. We also used it to understand why the average Bali price is higher than the median.
99.co Indonesia, Bali house listings	99.co is a recognized Indonesian property portal with visible market-price summaries.	We used it as a second portal check against Rumah123. We also used its 2026 Bali market indication to avoid relying on one listing database.
Lamudi Indonesia, Bali house listings	Lamudi is an established property marketplace and gives another view of Bali listing supply.	We used it to cross-check Bali housing supply and property types. We also used examples to understand marketed lower-end and upper-end stock.
Bali Villa Realty, 2026 Bali property price guide	This is a private-sector Bali property guide with useful area and property-type price checks.	We used it as a market cross-check, not as the official anchor. We also used it to compare houses, villas, apartments, and land price patterns.
PwC Indonesia, TaxFlash 2026 property VAT incentive	PwC is a major tax advisory firm and its note cites the relevant Indonesian tax regulation.	We used it to estimate new-build tax treatment in 2026. We also used it to separate eligible new homes from normal resale purchases.
Global Property Guide, Indonesia market context	Global Property Guide is a long-running international property-market source with country-level history.	We used it as a broad Indonesia cross-check. We did not use it as the main Bali source because Bali’s villa market is not a normal national market.