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Yes, the analysis of Bali's property market is included in our pack
Bali's property market offers diverse investment opportunities with villas starting from $200,000 and luxury properties exceeding $770,000. Property prices in prime areas like Canggu and Seminyak have surged 50% over the past five years, while emerging locations like Nyanyi and Bingin present strong value opportunities for savvy investors.
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As of June 2025, Bali's property market shows strong momentum with average villa prices ranging from $200,000 to over $770,000, depending on location and specifications.
Popular areas like Canggu and Seminyak command premium prices of $1,000-$2,000 per square meter, while emerging locations offer better value with significant growth potential.
| Property Type | Price Range (USD) | 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, Beachfront Seminyak |
| Apartments | $100,000 - $500,000+ | Various locations |
| Land (per 100m²) | $20,000 - $100,000 | Varies by region |
| Cost per m² (Premium) | $1,000 - $2,000 | Seminyak, Canggu |
| Cost per m² (Affordable) | $300 - $600 | Ubud, Inland areas |
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
What are the current average prices for villas, apartments, and land in Bali?
As of June 2025, Bali's property market shows distinct pricing tiers across different property types.
Villas represent the most popular investment choice, with entry-level properties starting at $200,000 for smaller inland villas. Mid-range villas in established areas like Canggu and Seminyak typically cost between $250,000 and $500,000. Luxury beachfront and clifftop villas command premium prices, often exceeding $770,000 and reaching up to $2 million for prime locations.
Apartment prices range from $100,000 for basic units to over $500,000 for luxury developments with premium amenities and locations. The apartment market remains smaller compared to villa offerings due to local preferences and zoning regulations.
Land prices vary dramatically by location and accessibility. In popular Canggu, expect to pay 800 million to 1.5 billion IDR per are (approximately $53,000-$100,000 per 100 square meters). Ubud offers more affordable options at 300-600 million IDR per are ($20,000-$40,000 per 100 square meters). Uluwatu land prices fall between these ranges at 400-900 million IDR per are ($27,000-$60,000 per 100 square meters).
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Which areas offer the highest prices, best value, and emerging opportunities?
Bali's property market shows clear geographical price distinctions that directly impact investment returns.
Seminyak, Canggu, and Uluwatu represent the most expensive markets due to their established tourism infrastructure, beach proximity, and international recognition. These areas command premium prices but offer proven rental demand and strong appreciation potential. Seminyak particularly attracts luxury buyers seeking sophisticated dining and shopping options.
For value-conscious investors, inland regions like Tabanan, northern Lovina, and northeast/northwest Bali provide significantly lower entry points. These areas offer authentic Balinese experiences and potential for future growth as infrastructure develops. Ubud remains popular for its cultural appeal while maintaining more reasonable pricing than coastal hotspots.
Emerging locations present the most compelling opportunities for capital appreciation. Nyanyi on the west coast benefits from new resort developments and improved road access. Bingin in the southwest attracts surfers and beach lovers with less congestion than nearby Uluwatu. Pererenan offers a middle ground between Canggu's energy and more tranquil settings, making it increasingly popular with families and long-term residents.
These emerging areas typically offer 20-30% lower prices than established locations while positioned for significant growth as Bali's tourism expands beyond traditional hotspots.
How have property prices changed over the past five years and one year?
Bali's property market has experienced substantial growth, particularly in prime locations favored by international investors.
Over the past five years, villa and land prices in hotspot areas like Canggu have surged approximately 50%. Land that cost 1 billion IDR per are ($67,000) in 2019 now commands 1.5 billion IDR per are ($100,000) as of 2024. This represents consistent annual appreciation of roughly 8-10% in the most desirable locations.
The most recent year shows continued momentum with property values increasing approximately 7% year-over-year across Bali. Some premium beachfront and clifftop locations have seen even higher appreciation rates due to limited supply and strong international demand from remote workers and lifestyle investors.
National Indonesian property data indicates cumulative growth of 14.5% over seven years, though Bali consistently outperforms this national average due to its unique tourism appeal and foreign investment interest. The COVID-19 period temporarily slowed growth in 2020-2021, but recovery has been robust with 2024 showing some of the strongest price increases on record.
Rural and inland areas have experienced more modest but steady appreciation of 3-5% annually, providing stability for conservative investors while prime coastal areas deliver higher returns with correspondingly higher price volatility.
What property price forecasts can investors expect for the next 1, 5, and 10 years?
As we reach mid-2025, Bali's property market outlook remains positive despite some areas approaching saturation levels.
| Time Frame | Expected Growth | Key Drivers |
|---|---|---|
| Next 12 Months | 5-8% annual increase | Tourism recovery, digital nomad influx |
| 2025-2030 | 6-10% annual compound | Infrastructure projects, airport expansion |
| 2025-2035 | 4-7% annual compound | Market maturation, regional competition |
| Premium Locations | Above average growth | Limited supply, sustained demand |
| Emerging Areas | Higher volatility | Infrastructure development timing |
| Inland Properties | Steady modest gains | Local market fundamentals |
| Risk Factors | Government policy changes | Foreign ownership regulations |
The one-year outlook suggests continued moderate growth of 5-8% annually, driven by sustained tourism recovery and increasing digital nomad populations choosing Bali as a base. Tourist hotspots and expat-favored areas will likely see the strongest performance due to limited land availability and consistent demand.
Five-year projections indicate continued upward pressure, though some premium areas like central Canggu may experience slower growth as they reach saturation. Emerging locations should benefit from infrastructure improvements and tourism expansion, potentially offering superior returns. New airport developments and urban rail projects scheduled for completion by 2030 will likely drive appreciation in currently undervalued areas.
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What does property cost per square meter in popular Bali locations?
Per-square-meter pricing reveals significant variations across Bali's diverse property markets, helping investors compare value across different areas.
Seminyak commands the highest prices at $1,000-$2,000 per square meter, reflecting its status as Bali's most sophisticated beach destination. Properties here benefit from established infrastructure, high-end dining options, and proven rental demand from luxury tourists. These premium prices are justified by consistent occupancy rates and strong appreciation potential.
Canggu matches Seminyak's pricing range of $1,000-$2,000 per square meter, particularly in areas close to popular surf breaks and beach clubs. The slightly lower end of this range applies to properties further from the beach or main roads, while beachfront and surf-accessible properties command top prices.
Ubud offers significantly more affordable options at $300-$600 per square meter, making it attractive for budget-conscious investors seeking cultural appeal and steady rental income from yoga retreats and cultural tourists. The wide price range reflects differences between central Ubud locations and more remote rice field settings.
Uluwatu pricing falls in the middle range at $400-$900 per square meter, with clifftop locations and ocean views commanding premium prices. The area's dramatic landscapes and exclusive resorts support higher valuations despite being less developed than Seminyak or Canggu.
These pricing metrics help investors calculate total acquisition costs and compare potential returns across different market segments and investment strategies.
What are the complete costs involved in buying property in Bali?
Understanding total acquisition costs is crucial for accurate investment planning, as additional fees can add 10-15% to the property purchase price.
Property Acquisition Tax (BPHTB) represents the largest additional cost at 5% of the property value, paid by the buyer to local government authorities. This tax applies to all property transfers and cannot be avoided regardless of ownership structure or nationality.
Notary fees range from 1% to 2.5% of the property value, covering legal documentation, title verification, and transfer procedures. These fees are mandatory for all property transactions and vary based on transaction complexity and property location. International buyers often pay toward the higher end of this range due to additional documentation requirements.
Seller's Income Tax (PPh) at 2.5% is typically covered by the seller but buyers should verify this arrangement during negotiations. Agent commissions generally range from 2% to 5% and are usually negotiable, sometimes paid by the seller depending on market conditions and agreement terms.
Additional costs include legal fees for due diligence and title verification, building permits (IMB) costing 30-50 million IDR if construction is planned, and lease extension fees of 500 million to 1 billion IDR for leasehold properties depending on location and remaining lease term.
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Can foreigners purchase property in Bali and what are the restrictions?
Foreign property ownership in Bali operates under specific legal frameworks that require careful navigation to ensure compliance and security.
Freehold ownership (Hak Milik) remains exclusively available to Indonesian citizens, making direct freehold purchase impossible for foreigners. This restriction applies to both land and buildings, requiring alternative ownership structures for international investors.
Leasehold arrangements provide the most straightforward option for foreigners, typically offering 25-30 year initial terms with renewal options. Many developers specifically structure projects for foreign buyers using leasehold titles, providing practical ownership benefits while maintaining legal compliance. Lease terms are negotiable and often include renewal clauses for additional 25-30 year periods.
Right to Use (Hak Pakai) allows foreigners to own buildings and improvements while leasing the underlying land. This arrangement provides more security than basic leasehold while remaining accessible to international buyers. The title can often be converted or extended through proper legal procedures.
Right to Build (Hak Guna Bangunan) through a PT PMA (foreign investment company) enables foreigners to construct and own buildings for up to 30 years. This option requires establishing an Indonesian company with specific foreign investment compliance but offers greater control and longer terms.
Apartment ownership under strata title allows foreigners to own individual units while the land remains under different ownership. However, most Bali apartments are marketed as leasehold rather than strata title, requiring careful legal review before purchase.
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 property investment strategies for different goals?
Successful Bali property investment requires matching property type and location to specific investment objectives and risk tolerance.
For primary residence and lifestyle investors, villas in quieter cultural areas like Ubud, emerging locations like Nyanyi, or surf-focused spots like Bingin offer excellent quality of life with appreciation potential. These areas provide authentic Balinese experiences while maintaining reasonable proximity to amenities and international schools.
Short-term rental strategies targeting Airbnb and vacation rental markets perform best with villas in established tourist zones including Canggu, Seminyak, Uluwatu, and Berawa. These locations command premium nightly rates due to beach access, restaurant options, and tourist infrastructure. Properties with pools, modern amenities, and professional management can achieve 70-85% annual occupancy rates.
Long-term rental investments suit apartments or smaller villas in expat and digital nomad hubs, particularly Canggu and Ubud. These markets provide stable monthly income with lower management requirements compared to short-term rentals. Target properties near coworking spaces, international schools, and expat services for maximum appeal.
Capital appreciation strategies focus on off-plan purchases or properties in emerging areas like Nyanyi, Bingin, and Pererenan. These locations offer lower entry prices with potential for significant value increases as infrastructure develops and tourism expands beyond traditional hotspots.
Portfolio diversification might combine a short-term rental villa in Canggu with land banking in emerging areas, providing current income plus future development opportunities.
What rental income can properties generate in short-term vs long-term scenarios?
Rental income potential varies significantly between short-term and long-term strategies, with location and property type determining optimal approaches.
Short-term vacation rentals can achieve annual returns of 12-20% for well-located villas in tourist hotspots. Premium properties in Seminyak, Canggu, and Uluwatu command nightly rates of $150-$400 depending on size, amenities, and exact location. High-season occupancy often reaches 80-90% while low season maintains 50-60% occupancy.
A typical $300,000 villa investment in Canggu might generate $36,000-$60,000 annual gross rental income before expenses. After management fees (15-25%), maintenance, utilities, and taxes, net returns typically range from 8-15% annually. Professional property management is essential for maximizing occupancy and maintaining property standards.
Long-term rentals provide more stable but lower returns, typically yielding 8-10% annually with reduced management requirements. Monthly rental rates for expat-quality properties range from $800-$2,500 depending on size and location. Ubud long-term rentals average $800-$1,500 monthly while Canggu commands $1,200-$2,500 for similar properties.
Example calculation for a $200,000 property generating $1,500 monthly long-term rental produces $18,000 annual income, representing 9% gross yield. After minimal management and maintenance costs, net returns often exceed 7-8% annually with much lower time investment than short-term rentals.
Market research indicates successful short-term rental properties can recover initial investment within 7-8 years through rental income alone, not including capital appreciation benefits.
What financing and mortgage options exist for foreign property buyers?
Financing options for foreign property buyers in Bali remain limited but have improved with specialized lenders entering the market.
Indonesian banks offer mortgages to foreigners but require substantial down payments of 40% or more, significantly higher than typical domestic lending ratios. Interest rates for foreign borrowers range from 7-12% annually, reflecting perceived higher risk and currency exposure. Documentation requirements are extensive, including income verification, tax returns, and detailed property valuations.
International banks provide alternative financing secured against properties in the buyer's home country. LHV Bank offers specific programs for Estonian citizens investing in Southeast Asian properties, while other European and Australian banks provide similar services for their nationals. These arrangements often feature more favorable terms but require substantial home country assets as collateral.
Developer financing presents attractive alternatives for new construction purchases. Many established developers offer installment plans with 0-5% interest for 1-5 years, allowing buyers to spread payments during construction periods. These arrangements often require 20-30% down payments with monthly installments until completion.
Private lending and investment partnerships offer additional flexibility for experienced investors. Local Indonesian partners can access domestic financing while foreign investors provide capital and expertise, though these arrangements require careful legal structuring to ensure compliance and protection.
Cash purchases remain most common for foreign buyers, avoiding financing complexities and often securing better purchase prices through faster closing capabilities.
Can you provide specific examples of current property prices across different market segments?
Real-world property examples illustrate current market pricing across budget, mid-range, and luxury segments as of June 2025.
Budget segment properties ($100,000-$200,000) include 1-2 bedroom villas in Ubud or Tabanan offering authentic Balinese architecture with basic modern amenities. A typical example might be a 150-square-meter traditional-style villa on 200 square meters of leasehold land, featuring a small pool, two bedrooms, and mountain views. These properties appeal to lifestyle buyers seeking cultural immersion and modest rental income potential.
Mid-range offerings ($250,000-$500,000) feature 2-3 bedroom modern villas in established areas like Canggu or Seminyak. A representative property might include 200 square meters of living space on 300 square meters of land, with contemporary design, infinity pool, full tropical garden, and proximity to beaches and restaurants. These properties target both personal use and strong short-term rental potential.
Luxury segment properties ($770,000-$2,000,000+) showcase exceptional clifftop or beachfront locations in Uluwatu, premium Seminyak, or exclusive Canggu developments. Examples include 4-6 bedroom architectural villas with 400+ square meters of living space, infinity pools, ocean views, premium finishes, and full-service amenities. These properties often feature private beach access, professional landscaping, and resort-quality facilities.
Land-only investments range from $53,000 for 100 square meters in popular Canggu to $20,000 for similar sized plots in developing Ubud areas. Prime beachfront land can exceed $200,000 per 100 square meters in exclusive locations.
It's something we develop in our Indonesia property pack.
How do Bali property prices and returns compare to similar international destinations?
Bali's property market positioning relative to other lifestyle investment destinations reveals competitive advantages and potential risks.
Bali short-term rental yields of 12-20% significantly exceed established markets like Phuket and Koh Samui, which typically generate 6-7% annual returns. Average per-square-meter costs in Bali's hotspots ($1,000-$2,000) remain competitive with these markets while offering superior rental performance due to Indonesia's growing tourism sector and favorable exchange rates for international visitors.
Compared to European lifestyle destinations like Lisbon, Bali offers lower entry prices and higher yields but faces foreign ownership restrictions that European markets don't impose. Lisbon properties provide more secure freehold ownership but typically yield 4-6% annually with higher initial investment requirements.
Regional Southeast Asian comparison shows Bali offering better value than Singapore or Hong Kong while providing similar or superior yields to Vietnam and Philippines markets. The Indonesian rupiah's relative stability and Bali's established tourism infrastructure provide advantages over emerging markets with higher political risks.
Capital appreciation potential in Bali matches or exceeds regional competitors, with 5-year growth of 50% in prime areas outperforming many established markets. However, this growth creates affordability concerns and potential bubble risks that conservative investors should consider.
Currency considerations favor Bali for USD and EUR investors, as the Indonesian rupiah's gradual depreciation enhances purchasing power for foreign currency holders while rental income in USD terms remains stable through tourist demand.
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 investors seeking both lifestyle benefits and strong returns, though success requires careful location selection and understanding of foreign ownership regulations.
With prime areas showing continued appreciation potential and emerging locations offering value opportunities, investors who conduct thorough due diligence and choose appropriate ownership structures can benefit from this dynamic market's growth trajectory.
Sources
- Bali Legals - Average Cost of Property in Bali
- Bali Exception - Real Estate Prices
- Indonesia Contractors - Villa Building Costs
- Exotiq Property - Bali Real Estate Costs
- Coco Development Group - Best Investment Areas
- Oxo Living - Investment Villa Guide
- Exotiq Property - Land Price Trends
- Invest Land Bali - Market Trends 2025
- Tranio - Indonesia Property Prices
- Visit World Today - Bali Investment Analysis
-Average Price of Houses in Bali: 2025 Market Analysis
-Bali Property Market Trends: What Investors Need to Know
-Foreign Property Ownership in Bali: Complete Legal Guide
-Bali Rental Yields: Maximizing Your Property Investment Returns
-Best Property Investment Areas in Bali for 2025
-Foreigner Mortgage Options in Bali: Financing Your Dream Property