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Bali's property market in 2025 offers tremendous opportunities for both investors and lifestyle buyers, with villa prices ranging from $120,000 in budget areas to over $2 million in luxury zones.
The Indonesian island has become a magnet for international property buyers, with compact villas and apartments dominating transactions while delivering some of the highest rental yields in Southeast Asia, often reaching 15-20% for well-positioned properties.
If you want to go deeper, you can check our pack of documents related to the real estate market in Indonesia, based on reliable facts and data, not opinions or rumors.
Bali's property market in 2025 is characterized by strong demand for villas and apartments, with prices ranging from $120,000 for budget properties to over $2 million for luxury villas.
The market shows robust growth with 10-20% price increases in 2024, particularly in hotspots like Canggu, Seminyak, and Uluwatu, offering exceptional rental yields of 7-20% for investors.
| Area | Average Villa Price (2BR) | Price per m² (Apartments) | Rental Yield |
|---|---|---|---|
| Seminyak | $800,000+ | $3,500+ | 10-15% |
| Canggu | $380,000 | $3,000-$4,000 | 12-18% |
| Uluwatu | $500,000 | $2,500-$3,500 | 15-20% |
| Ubud | $500,000 | $2,000-$2,800 | 8-12% |
| Kuta | $300,000 | $1,500-$2,500 | 10-15% |
| North/East Bali | $200,000 | $1,000-$1,500 | 12-16% |
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
What types of properties are most commonly bought in Bali?
Villas and apartments dominate Bali's property market, with one- and two-bedroom units representing over 62% of all transactions as of mid-2025.
Villas remain the top choice for international buyers seeking both lifestyle purchases and investment opportunities. These properties typically offer private pools, gardens, and the authentic Balinese living experience that attracts tourists and long-term residents alike.
Apartments are rapidly gaining popularity due to their affordability and higher liquidity compared to larger properties. Many investors prefer compact apartments in prime locations because they're easier to manage and rent out consistently.
Land purchases are primarily made by developers and experienced investors planning to build custom properties. Standalone houses (non-villa style) are less frequently traded by foreigners, as they often lack the amenities and design elements that international buyers seek.
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Which areas in Bali are the most expensive, budget-friendly, and upcoming hotspots?
Seminyak, Uluwatu, and Nusa Dua command the highest property prices in Bali, with luxury villas and premium developments dominating these markets.
Seminyak leads as the most expensive area, where beachfront properties and high-end establishments create a premium lifestyle destination. Uluwatu follows closely with its clifftop locations and stunning ocean views, while Nusa Dua offers resort-style living with world-class amenities.
For budget-conscious buyers, Kuta, inland areas of Canggu, and the northeast/northwest coastal regions like Tejakula and Pemuteran provide the most affordable entry points. These areas offer lower property prices while still providing access to Bali's natural beauty and growing infrastructure.
The hottest emerging areas as of June 2025 are Canggu (especially Berawa), Uluwatu's developing sections, and Seseh. These locations are experiencing rapid development driven by digital nomads, infrastructure improvements, and new lifestyle amenities that attract both residents and tourists.
These emerging hotspots are seeing the fastest price appreciation, making them attractive for investors seeking capital gains alongside rental income potential.
How much does the average property cost in each key area today?
| Area | 1-Bedroom Villa | 2-Bedroom Villa | 3-Bedroom Villa | Apartment (per m²) |
|---|---|---|---|---|
| Seminyak | $650,000 | $800,000+ | $1.2M+ | $3,500+ |
| Canggu | $240,000 | $380,000 | $600,000+ | $3,000–$4,000 |
| Uluwatu | $300,000 | $500,000 | $900,000+ | $2,500–$3,500 |
| Ubud | $300,000 | $500,000 | $700,000+ | $2,000–$2,800 |
| Kuta | $180,000 | $300,000 | $450,000 | $1,500–$2,500 |
| North/East Bali | $120,000 | $200,000 | $300,000 | $1,000–$1,500 |
How do prices vary based on property size and surface area?
Property prices in Bali show significant variation based on both total surface area and the number of bedrooms, with apartments averaging IDR 54.6 million per square meter ($3,400) and houses averaging IDR 31.7 million per square meter ($2,000) as of June 2025.
By bedroom count, one-bedroom properties have a median price around $160,000, while two-bedroom units average $245,000. Three-bedroom properties typically range from $400,000 to $600,000 or more, depending on location and amenities.
Larger properties over 300 square meters generally command a lower price per square meter but require higher total investment. These properties also tend to have lower liquidity compared to smaller, more affordable units that appeal to a broader range of buyers.
The price per square meter decreases as property size increases, but the total investment and ongoing maintenance costs rise proportionally. This makes smaller properties more attractive for first-time investors or those seeking easier property management.
Premium features like private pools, garden areas, and high-end finishes can add 20-40% to the base price per square meter, regardless of property size.
What additional fees, taxes, and closing costs should buyers expect?
Property buyers in Bali face several mandatory costs beyond the purchase price, with total additional expenses typically ranging from 8-15% of the property value.
- Land and Building Tax (PBB): Annual tax of 0.3%–1% based on the government-assessed property value (NJOP)
- Property Transfer Tax: 2.5% paid by seller and 5% paid by buyer of the declared transaction value for freehold properties
- Notary and Legal Fees: Typically 1%–2% of the transaction value for documentation and registration
- Due Diligence and Agent Fees: 2%–5% for agent commissions plus additional costs for legal checks and property verification
- Additional Costs: Permit and registration fees, document translation, and for off-plan purchases, 10% VAT applies
Foreign buyers without Indonesian tax numbers may face higher transfer tax rates, particularly for leasehold properties. It's essential to budget for these costs from the beginning of your property search.
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Are mortgages available for foreigners in Bali?
Mortgages for foreigners in Bali are possible but challenging, with Indonesian banks offering limited financing options under strict conditions.
Foreign buyers must have a valid KITAS or KITAP (Indonesian residency permit), proof of stable income, and provide a substantial down payment of 30-50% of the property value. Loan-to-value ratios for foreigners typically range from 50-70%, significantly lower than what locals can access.
Most international buyers still purchase properties with cash due to the complexity and limitations of foreign financing. The mortgage application process requires extensive documentation, including Indonesian tax records and local bank account history.
An alternative approach involves establishing a local company (PT PMA), which can improve financing eligibility but adds legal complexity and ongoing compliance requirements. This structure requires professional legal guidance and ongoing administrative costs.
Given these constraints, most successful foreign property investors in Bali either bring cash from their home country or structure their purchase through Indonesian business entities with proper legal counsel.
How have property prices evolved over the past 5 years and 12 months?
Bali's property market has shown robust growth over the past five years, with average annual price appreciation of 7% and some hotspots experiencing even higher gains.
Land prices in southern Bali have risen approximately 50% since 2019, driven by increased international interest, infrastructure development, and the recovery from the pandemic-related slowdown. Areas like Uluwatu and Canggu have led this appreciation due to their popularity with digital nomads and lifestyle buyers.
In the past 12 months, property prices have accelerated with 10-20% increases across most areas in 2024. Denpasar recorded the highest annual increase at 20%, while popular tourist zones like Canggu, Seminyak, Ubud, and Kuta saw growth of 10-15%.
This recent acceleration reflects the full reopening of international tourism, increased foreign investment, and growing recognition of Bali as a digital nomad destination. The Indonesian property price index rose only 1.46% year-over-year nationally in Q3 2024, highlighting how Bali's tourist zones significantly outperformed the national average.
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What are the market forecasts for the next 1, 5, and 10 years?
Property values in Bali are expected to continue their upward trajectory, with moderate growth anticipated in the near term and stronger gains projected over the longer horizon.
- Next 12 months (2025-2026): Continued moderate price growth of 5-10% is expected, particularly in tourist hotspots and areas benefiting from major infrastructure projects
- 5-year outlook (2025-2030): Sustained appreciation anticipated, especially in developing areas like north Bali, Seseh, and expanding sections of Uluwatu, driven by infrastructure improvements including potential metro connections and airport expansions
- 10-year projection (2025-2035): Property values in prime areas are projected to potentially double, with Bali maintaining its position as a top global destination supported by strong rental yields and sustained investor interest
- Infrastructure impact: Planned transportation improvements and tourism infrastructure will likely drive demand in currently undervalued areas
- Sustainability focus: Eco-friendly and wellness-oriented developments are expected to command premium pricing as environmental consciousness grows among buyers
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 does Bali compare with Phuket, Lisbon, and Tulum in pricing and yields?
Bali offers superior rental yields compared to other popular international property destinations, with gross returns of 7-15% and up to 20% for premium oceanfront short-term rentals.
In comparison, Phuket delivers 5-8% gross yields, Lisbon provides 4-7%, and Tulum offers 6-10%, making Bali the standout performer for rental income generation. The Indonesian island's year-round tourism and high occupancy rates of 80-90% contribute to these exceptional returns.
From a pricing perspective, Bali remains more affordable than Lisbon and Tulum for comparable luxury properties, though it's approaching Phuket's price levels in prime zones. This affordability advantage combined with higher yields creates an attractive value proposition for international investors.
Bali's market dynamics favor investors due to consistent tourist demand, a favorable exchange rate for foreign buyers, and relatively lower operational costs compared to European destinations like Lisbon. The tropical climate ensures year-round rental potential without seasonal vacancy periods common in other markets.
The regulatory environment in Bali, while complex, is more accessible for foreign property ownership compared to some other destinations, particularly when structured properly through leasehold arrangements or Indonesian entities.
What are the best property options for different investment strategies?
The optimal property choice in Bali depends entirely on your investment strategy, with different areas and property types suited to specific goals.
| Investment Strategy | Best Locations | Recommended Property Type | Expected Returns |
|---|---|---|---|
| Living/Residence | Ubud, Sanur, North Bali | 2-3 bedroom villa with garden | Lifestyle + 3-5% appreciation |
| Short-term Rental (Airbnb) | Canggu, Seminyak, Uluwatu, Berawa | 1-2 bedroom villa with pool | 12-20% gross yield |
| Long-term Rental | Inland Canggu, Seseh, Ubud | Compact villa or apartment | 8-12% gross yield |
| Property Flipping | Uluwatu, Seseh, North Bali | Off-plan villas in emerging areas | 15-30% capital gains (2-4 years) |
| Mixed Use | Canggu, Berawa | Multi-bedroom villa | 10-15% yield + appreciation |
What are realistic example prices across different market segments?
Bali's property market offers options across all budget ranges, from affordable entry-level properties to ultra-luxury estates.
| Market Segment | 1-Bedroom Villa | 2-Bedroom Villa | 3-Bedroom Villa | Luxury Villa (5BR+) |
|---|---|---|---|---|
| Budget | $120,000 | $200,000 | $300,000 | N/A |
| Mid-Range | $240,000 | $380,000 | $600,000 | $1.2M |
| Luxury | $650,000+ | $800,000+ | $1.5M+ | $2M–$5M+ |
| Ultra-Luxury | $1M+ | $1.5M+ | $2.5M+ | $5M–$15M+ |
What are the smartest investment choices in Bali's current market?
The most strategic property investments in Bali as of June 2025 focus on compact, high-yield properties in proven tourist areas and emerging hotspots with strong growth potential.
- Compact Villas and Apartments: 1-2 bedroom units in Canggu, Uluwatu, and Seseh offer the best combination of high liquidity, strong yields, and manageable operational requirements
- Off-Plan Properties in Hotspots: Early investment in developing areas like Uluwatu, Seseh, and north Bali can yield significant capital gains as infrastructure improves and tourism expands
- Eco-Friendly Developments: Sustainable, wellness-focused properties align with growing tourism trends and can command premium rental rates while appealing to environmentally conscious travelers
- Short-Term Rental Properties: Properties in established tourist zones with proven Airbnb demand provide the highest occupancy rates and returns, particularly those with pools and modern amenities
- Mixed-Use Opportunities: Properties that can serve both short-term and long-term rental markets provide flexibility and steady income streams throughout market cycles
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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 exceptional opportunities for informed investors and lifestyle buyers.
With strategic location selection, proper due diligence, and understanding of local regulations, property investment in Bali can deliver both strong financial returns and lifestyle benefits that few other destinations can match.
Sources
- SAS Bali - 2025 Trends Shaping Bali Real Estate
- Visit World Today - Property Choices in Bali 2025
- The Bali Homes - Ultimate Guide to Bali Real Estate 2025
- Golden Bee Estate - Bali Luxury Real Estate Trends 2025
- Bali Exception - Real Estate Prices Guide
- Exotiq Property - Bali Real Estate Costs
- Venture Villas Bali - Market Trends and Predictions 2025
- Independent Australia - Bali Property Price Changes
- Properstar - Bali House Prices
- Global Property Guide - Indonesia Price History