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
This article covers the current housing prices in Bali as of January 2026, including median prices, price per square meter, and what you can buy at different budget levels.
We constantly update this blog post with fresh data from authoritative Indonesian sources to keep it accurate and useful for anyone considering a property purchase in Bali.
Whether you are looking for a small apartment in Denpasar or a luxury villa in Seminyak, you will find the numbers you need here.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Bali.
Insights
- The median Bali home price in 2026 sits around Rp 4.8 billion ($287,000), but this figure hides huge variation since Canggu villas can cost three times more than Denpasar apartments.
- Bali property prices rose about 7% nominally in 2025, yet after adjusting for local inflation, the real increase was closer to 4%, showing that gains are more modest than headlines suggest.
- Asking prices in Bali typically drop 6% to 12% by the time a deal closes, especially for properties that have been listed for several months or require legal paperwork adjustments.
- Price per square meter in Bali ranges from Rp 10 million in North Bali to over Rp 80 million in prime Seminyak, making location the single biggest price driver.
- Villas with pools make up roughly 55% of what gets advertised in Bali, which explains why most international searches lead to this property type rather than apartments or townhouses.
- New builds in Bali cost about 10% to 20% more per square meter than older homes because buyers pay a premium for modern finishes and lower immediate maintenance risk.
- Over the past decade, Bali housing prices have jumped roughly 90% in nominal terms, but only about 45% in real terms once you strip out cumulative inflation.
- With $100,000 in Bali, your options are limited to small apartments in Denpasar or basic homes in Tabanan or Lovina, not the coastal villa zones most foreigners search for.
- Buyer-side costs in Bali, including taxes, notary fees, and light renovation, typically add 8% to 15% on top of the purchase price, so budgeting only for the headline number is a mistake.
- Seminyak remains the priciest neighborhood in Bali in 2026, with average villa prices around Rp 12 billion ($719,000), while Lovina in the north averages under Rp 4 billion ($240,000).
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
What is the average housing price in Bali in 2026?
The median housing price is more useful than the average because a few ultra-luxury villas can pull the average up dramatically, while the median tells you what a typical buyer actually pays in Bali.
We are writing this as of January 2026, using the latest data we collected from authoritative Indonesian sources like BPS (Statistics Indonesia) and Bank Indonesia, which we manually double-checked for accuracy.
The median housing price in Bali in 2026 is approximately Rp 4.8 billion, which converts to about $287,000 or €253,000. The average housing price in the Bali market in 2026 is higher at around Rp 6.5 billion, or roughly $389,000 (€342,000), because luxury properties push this number up.
About 80% of residential properties in Bali in 2026 fall within a price range of Rp 2 billion to Rp 12 billion, or approximately $120,000 to $719,000.
A realistic entry-level price range in Bali starts around Rp 1.3 billion to Rp 2 billion ($78,000 to $120,000, or €68,000 to €105,000), which typically gets you a compact one-bedroom apartment or small townhouse in areas like Denpasar or the Sanur fringe.
A typical luxury property in the Bali market in 2026 ranges from Rp 15 billion to Rp 60 billion ($900,000 to $3.6 million, or €790,000 to €3.2 million), and at this level you can expect a high-end four to six bedroom villa with a pool in prime areas like Seminyak or clifftop 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 Bali in 2026, the estimated gap between listing price and actual closing price is typically 6% to 12% lower than the initial asking price.
This happens because negotiation is standard practice in Bali, especially for properties that have been on the market for a while. The gap tends to be largest when there are complications with lease length, furniture inclusions, permits, or legal readiness, since buyers use these issues as leverage to negotiate down.
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What is the price per sq m or per sq ft for properties in Bali in 2026?
As of January 2026, the median housing price per square meter in Bali is approximately Rp 35 million ($2,100 or €1,840), while the average is around Rp 45 million per square meter ($2,700 or €2,370). Per square foot, that translates to a median of about Rp 3.25 million ($195 or €171) and an average of Rp 4.18 million ($250 or €220).
The highest price per square meter in Bali in 2026 goes to modern, well-finished villas in top coastal zones like Canggu, Seminyak, and Uluwatu, while the lowest prices are found in basic houses in inland or commuter areas like outer Denpasar or parts of Tabanan, mainly due to differences in location demand and build quality.
The highest price per square meter in Bali is found in neighborhoods like Canggu (Berawa and Pererenan) and Seminyak (Petitenget), where prices range from Rp 45 million to Rp 90 million per square meter. The lowest ranges, around Rp 10 million to Rp 25 million per square meter, are in areas like outer Denpasar, inland Tabanan, and North Bali (Lovina).
How have property prices evolved in Bali?
Compared to one year ago (January 2025), Bali housing prices have risen by an estimated 7% in nominal terms, or about 4% after adjusting for local inflation. This growth was driven by continued strong tourism and rental demand, particularly in villa zones, combined with rising construction costs for materials and labor.
Looking back ten years to January 2016, Bali housing prices have increased by roughly 90% in nominal terms, which works out to about 45% in real terms after accounting for cumulative inflation. The main reasons are land scarcity in desirable south-coastal areas and the globalization of demand from remote workers and international buyers competing for the same properties.
By the way, we've written a blog article detailing the latest updates on property price variations in Bali.
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.
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.
How do prices vary by housing type in Bali in 2026?
In the Bali property market in 2026, villas with pools make up about 55% of listings, followed by local-style houses at 20%, townhouses at 8%, land-plus-build packages at 7%, apartments at 5%, and ultra-luxury estates at 5%, because the island's tourism economy and expat demand strongly favor standalone villa-style living.
The average price for each property type in Bali as of January 2026 varies significantly. Apartments and condos average around Rp 1.6 billion ($96,000 or €84,000), townhouses around Rp 2.8 billion ($168,000 or €147,000), local family houses around Rp 3.2 billion ($192,000 or €168,000), two to three bedroom villas around Rp 5.5 billion ($329,000 or €289,000), four bedroom villas around Rp 10.5 billion ($629,000 or €553,000), and luxury estates average approximately Rp 28 billion ($1.68 million or €1.47 million).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Bali?
- 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 Bali in 2026, new-build properties typically cost 10% to 20% more per square meter than comparable existing homes in the same area.
This premium exists because new builds offer modern finishes and layouts optimized for rentals or "Instagram-ready" aesthetics, plus buyers pay extra to avoid near-term renovation surprises and maintenance costs that come with older properties.
Buying real estate in Bali can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Bali in 2026?
In Canggu (Berawa and Pererenan), you will mainly find two to four bedroom villas with pools, priced between Rp 7 billion and Rp 18 billion ($420,000 to $1.08 million). This area commands premium prices because of its lifestyle appeal, with coworking spaces, cafes, and strong short-term rental demand from digital nomads and tourists.
In Seminyak (Petitenget), the market focuses on compact luxury villas within walking distance of restaurants and nightlife, with average prices around Rp 10 billion to Rp 30 billion ($600,000 to $1.8 million). Seminyak remains Bali's most expensive neighborhood because it is a mature, established area that attracts premium buyers who value liquidity and prestige.
In Ubud (Penestanan and surrounding residential pockets), you will find quieter one to three bedroom villas surrounded by greenery, priced between Rp 3 billion and Rp 8 billion ($180,000 to $480,000). Prices are lower here because the buyer profile is different, focused on culture, wellness, and nature rather than beach access and nightlife.
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:
| Neighborhood | Category | Avg Price Range | Price per sqm | Price per sqft |
|---|---|---|---|---|
| Canggu - Berawa | Popular / Expat | Rp 7B-15B / $419k-$898k | Rp 50M-80M / $2,994-$4,790 | Rp 4.6M-7.4M / $278-$445 |
| Canggu - Pererenan | Popular / Premium | Rp 8B-18B / $479k-$1.08M | Rp 55M-85M / $3,293-$5,090 | Rp 5.1M-7.9M / $305-$473 |
| Seminyak - Petitenget | Luxury / Walkable | Rp 10B-30B / $599k-$1.80M | Rp 55M-90M / $3,293-$5,389 | Rp 5.1M-8.4M / $305-$501 |
| Uluwatu | Luxury / Views | Rp 8B-35B / $479k-$2.10M | Rp 45M-85M / $2,695-$5,090 | Rp 4.2M-7.9M / $250-$473 |
| Jimbaran | Family / Beach | Rp 5B-12B / $299k-$719k | Rp 30M-55M / $1,796-$3,293 | Rp 2.8M-5.1M / $167-$305 |
| Nusa Dua | Resort / Quiet | Rp 6B-15B / $359k-$898k | Rp 35M-60M / $2,096-$3,593 | Rp 3.3M-5.6M / $195-$334 |
| Sanur | Family / Calm | Rp 5B-14B / $299k-$838k | Rp 30M-55M / $1,796-$3,293 | Rp 2.8M-5.1M / $167-$305 |
| Ubud - Penestanan | Culture / Green | Rp 3B-8B / $180k-$479k | Rp 25M-45M / $1,497-$2,695 | Rp 2.3M-4.2M / $139-$250 |
| Kerobokan | Commute / Value | Rp 4B-9B / $240k-$539k | Rp 30M-50M / $1,796-$2,994 | Rp 2.8M-4.6M / $167-$278 |
| Denpasar - Central | Local / Commute | Rp 1.5B-4B / $90k-$240k | Rp 15M-25M / $898-$1,497 | Rp 1.4M-2.3M / $83-$139 |
| Tabanan (Inland) | Value / Space | Rp 1.8B-5B / $108k-$299k | Rp 12M-22M / $719-$1,317 | Rp 1.1M-2.0M / $67-$122 |
| Lovina (North Bali) | Budget / Quiet | Rp 1.3B-4B / $78k-$240k | Rp 10M-20M / $599-$1,198 | Rp 0.9M-1.9M / $56-$111 |
How much more do you pay for properties in Bali when you include renovation work, taxes, and fees?
When buying property in Bali in 2026, you should expect to pay an additional 8% to 15% on top of the headline purchase price to cover taxes, fees, and any renovation work.
For a property around $200,000 (approximately Rp 3.3 billion) in Bali, you would typically pay about 6% in taxes and fees (around Rp 200 million or $12,000) plus perhaps 5% for light renovation (around Rp 165 million or $10,000). That brings your total cost to roughly Rp 3.7 billion or $220,000.
For a property around $500,000 (approximately Rp 8.35 billion) in Bali, taxes and fees of about 6% would add around Rp 500 million ($30,000), and a 7% renovation budget would add another Rp 585 million ($35,000). Your all-in cost would be approximately Rp 9.4 billion or $565,000.
For a property around $1,000,000 (approximately Rp 16.7 billion) in Bali, expect to add about Rp 1 billion ($60,000) for taxes and fees, plus around Rp 1.3 billion ($80,000) for upgrades or renovation. Your total investment would be approximately Rp 19 billion or $1.14 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Bali.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Bali
| Expense | Category | Estimated Cost Range and Explanation |
|---|---|---|
| BPHTB (Buyer Acquisition Tax) | Tax | Approximately 4% to 5% of the purchase price. This is a local tax on property acquisition in Indonesia, and while there are some deductions and thresholds, most buyers should budget close to 5% of the transaction value. |
| Notary and PPAT Fees | Fees | Around 0.5% to 1% of the purchase price, or roughly Rp 15 million to Rp 100 million ($900 to $6,000) depending on property value. These cover the official land deed transfer and legal documentation handled by the notary and PPAT (land deed official). |
| Legal Due Diligence | Fees | Typically Rp 10 million to Rp 50 million ($600 to $3,000). This covers verification of land certificates, permits, and ownership status, and the cost varies based on the complexity of the property and any issues that need to be resolved. |
| Furnishing | Renovation | Approximately Rp 75 million to Rp 600 million ($4,500 to $36,000). The range depends on whether you are furnishing a small apartment or a large villa, and whether you choose basic or high-end furniture and appliances. |
| Renovation (Light to Major) | Renovation | Around 5% to 20% of the purchase price. Light renovation like repainting and minor repairs sits at the lower end, while major work like pool refurbishment, kitchen upgrades, or structural changes pushes toward 20% or more. |
| VAT on Eligible New Builds | Tax | Depends on eligibility under government policy. Recent Indonesian regulations have provided VAT facilities (partial or full exemption) for certain residential property purchases, so check current rules if buying a new-build unit from a developer. |
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 (approximately Rp 1.67 billion) in Bali, your options are limited in the popular coastal areas, but you could find a one-bedroom apartment of about 40 square meters in Denpasar (Panjer), a small one to two bedroom house of 60 to 80 square meters in inland Tabanan, or a compact existing unit in North Bali (Lovina area).
With $200,000 (approximately Rp 3.34 billion) in Bali, you can get a two-bedroom townhouse of about 80 to 100 square meters on the Sanur fringe, a three-bedroom local house of 110 to 140 square meters in outer Denpasar, or a small two-bedroom villa of 90 to 110 square meters in the outer residential lanes of Ubud.
With $300,000 (approximately Rp 5 billion) in Bali, you could purchase a two-bedroom villa with a pool of about 110 to 140 square meters in Ubud (Penestanan), a three-bedroom house of 150 to 200 square meters in non-frontline Jimbaran, or a two-bedroom villa of 100 to 130 square meters on the commute-friendly edge of Kerobokan.
With $500,000 (approximately Rp 8.35 billion) in Bali, your options expand to a three-bedroom villa with pool of 140 to 190 square meters on the Canggu edge or in Kerobokan, a three to four bedroom house of 200 to 260 square meters in Sanur, or a three-bedroom villa of 150 to 220 square meters in non-clifftop Uluwatu.
With $1,000,000 (approximately Rp 16.7 billion) in Bali, you can buy a four-bedroom modern villa of 250 to 350 square meters in a good pocket of Berawa or Pererenan (newer build), a four to five bedroom villa of 300 to 450 square meters in walkable Seminyak (renovated), or a four-bedroom view villa of 280 to 400 square meters in a premium Uluwatu pocket (newer build).
With $2,000,000 (approximately Rp 33.4 billion) in Bali, there is substantial luxury inventory available, including a five to six bedroom luxury villa of 450 to 700 square meters in Seminyak (Petitenget), a clifftop-style estate of 500 to 800 square meters in prime Uluwatu, or a large multi-pavilion compound villa of 600 to 900 square meters in premium Canggu or Pererenan.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Bali.
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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| BPS (Statistics Indonesia) | Indonesia's official government statistics agency responsible for national economic and demographic data. | We used BPS data to anchor how residential property prices have moved nationally in the primary (new-build) market. We also used their price index series for consistent long-term comparisons. |
| Bank Indonesia | Indonesia's central bank, which publishes official recurring surveys on residential property prices and financing. | We used their Residential Property Price Survey to frame recent national price growth. We also referenced their data to explain why price changes can be modest even when demand is active. |
| Bank Indonesia JISDOR | The central bank's official published reference rate for USD/IDR currency conversion. | We used JISDOR to convert all IDR figures into USD using a late-2025 reference level. We kept conversions simple and consistent throughout the article at approximately $1 = Rp 16,700. |
| BPS Bali | The official provincial statistics office for Bali, providing localized CPI and inflation data. | We used their inflation tables to adjust price comparisons for real (inflation-adjusted) changes. We used Denpasar and Bali inflation as the most relevant lens for housing price analysis. |
| Indonesia Ministry of Finance (Kemenkeu) | The official government ministry responsible for tax policy, including property acquisition taxes. | We used their knowledge base to ground the taxes and fees section in official BPHTB definitions. We then added practical estimates for notary and administrative costs based on market observation. |
| Deloitte Tax@Hand | A top-tier global professional services firm providing structured regulatory updates on tax policy. | We used their VAT facility updates to explain how tax treatment can affect new versus existing property pricing. We kept this as context rather than a direct Bali price driver. |
| PwC Indonesia | A major global consultancy that publishes formal regulatory briefs with explicit policy details. | We used their TaxFlash publications to support the extra costs discussion for eligible new-build purchases. We did not treat it as a direct predictor of Bali resale prices. |
| Knight Frank | A long-established global real estate advisory firm with curated luxury property inventory. | We used their Bali listings as a sanity check for what luxury properties look like in terms of price brackets and product types. We did not treat it as a full-market dataset. |
| Rumah123 | One of Indonesia's largest property listing platforms, useful for current market asking prices. | We used their listings to create realistic examples of what you can buy at different price points. We treated all data as asking-price information rather than official transaction statistics. |
| Exchange-Rates.org | A currency data aggregator providing historical exchange rate information. | We used their EUR/IDR history to establish a round-number conversion assumption of approximately €1 = Rp 19,000. We kept euro conversions simple for quick mental math. |
| Hukumonline | Indonesia's leading legal information platform providing regulatory and legal guidance. | We used their publications on PPAT fee regulations to establish the notary and administrative fee ranges. We cross-referenced this with market practice observations. |
| Bank Indonesia SHPR Q3 2025 | The central bank's official quarterly survey specifically focused on residential property prices. | We used this survey to understand primary market price movements at the national level. We noted that Bali's resale and expat-villa segment can behave differently from national trends. |
| Indonesia Stock Exchange (IDX) | Indonesia's official stock exchange, which lists major property developers with public financial disclosures. | We cross-referenced listed developer pricing strategies to understand new-build price premiums. We used this as background context rather than direct price data. |
| Colliers Indonesia | A global commercial real estate services firm with regular Indonesian market reports. | We reviewed their market commentary to validate our observations about Bali's position within the broader Indonesian property market. We used it as directional guidance. |
| JLL Indonesia | A leading professional services firm specializing in real estate with regular market research. | We used their reports to cross-check pricing trends and market sentiment. We incorporated their insights into our understanding of the luxury segment. |
| Lamudi Indonesia | A property portal focused on the Indonesian market with extensive listing data. | We used their listings alongside Rumah123 to validate asking price ranges across neighborhoods. We compared both platforms to ensure consistency in our estimates. |
| Properti.com | An Indonesian property marketplace with listings across residential categories. | We sampled their Bali listings to verify the types of properties available at different price points. We used this to ensure our budget examples were realistic. |
| REI (Real Estate Indonesia) | The official Indonesian real estate industry association representing developers. | We referenced their member communications to understand developer perspectives on pricing. We used this as industry context rather than direct pricing data. |
| Bali Real Estate | A Bali-focused property agency with extensive local market knowledge. | We used their listings to validate luxury price points in specific neighborhoods. We cross-checked their inventory against other sources for consistency. |
| ExpatIndo | A consultancy specializing in Indonesian property and legal matters for foreign buyers. | We referenced their guidance on buying processes and costs to validate our taxes and fees estimates. We used their expertise on the practical aspects of property acquisition. |
| World Bank Indonesia | An international financial institution providing economic data and analysis on Indonesia. | We used their macroeconomic data to understand the broader economic context affecting property prices. We referenced inflation and GDP growth trends. |
| International Monetary Fund (IMF) | A global financial institution providing country-level economic assessments and forecasts. | We used their Indonesia economic outlook to validate long-term price trend assumptions. We incorporated their inflation projections into our real price calculations. |
| OECD Indonesia | An intergovernmental organization providing economic analysis and policy recommendations. | We referenced their housing market assessments for comparative context. We used their data to understand how Bali fits within regional property market trends. |
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