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
Bali's property market has experienced unprecedented growth, with villa prices jumping over 50% in just one year from 2024 to 2025.
The average house price varies dramatically depending on location and property type, from entry-level suburban homes starting at $10,500 to luxury beachfront villas exceeding $700,000. Prime areas like Seminyak and Canggu command the highest prices, while emerging neighborhoods like Tabanan and Bingin offer better value with strong growth potential.
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 shows exceptional growth with villas averaging $484,000 as of 2025, up from $321,000 in 2024.
Prime coastal areas like Seminyak and Canggu command premium prices, while emerging areas like Tabanan offer better value and growth potential.
| Property Type | Average Price Range | Price Per Sq Ft | Best For |
|---|---|---|---|
| Villas | $321,000 - $484,000+ | $3,250/m² (prime areas) | Short-term rental investment |
| Houses | $10,500 - $300,000 | $180/sq ft | Long-term residence |
| Apartments | $60,000 - $200,000 | $385/sq ft | Central location living |
| Prime Areas | Seminyak, Canggu, Nusa Dua | $400+/sq ft | Tourism/rental income |
| Emerging Areas | Tabanan, Bingin, Pererenan | $150-250/sq ft | Capital appreciation |
| Budget Areas | Kerobokan, Munggu | $100-180/sq ft | Entry-level investment |
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
What's the current average price of a house in Bali?
As of September 2025, the average villa price in Bali sits at approximately $484,000, representing a dramatic increase of $163,000 from the $321,000 average recorded in early 2024.
Houses in Bali show significant price variation depending on location and quality. Entry-level suburban homes start around 150 million IDR ($10,500), making them accessible for budget-conscious buyers. Mid-range properties typically fall between $50,000 to $200,000, while luxury beachfront villas can exceed 10 billion IDR ($700,000).
The Bali residential market has experienced unprecedented growth, with prime areas like Seminyak and Canggu driving overall price increases. This surge reflects increased demand from international buyers seeking vacation homes and investment properties in Indonesia's most popular tourist destination.
Apartments in central Denpasar average approximately IDR 6,150,829 per square foot (about $385/sq ft), while houses cost roughly IDR 2,880,609 per square foot ($180/sq ft). These figures demonstrate the premium placed on apartment living in urban centers versus standalone houses in suburban areas.
It's something we develop in our Indonesia property pack.
How do prices differ between property types like villas, apartments, and houses?
Property type significantly impacts pricing in Bali's real estate market, with villas commanding the highest prices due to their luxury positioning and rental income potential.
| Property Type | Entry Price | Typical Prime Range | Price Per Sq Ft | Investment Potential |
|---|---|---|---|---|
| Luxury Villas | $321,000 | $484,000 - $1,000,000+ | $3,250/m² (prime areas) | High rental yields (16%+) |
| Standard Houses | $10,500 | $50,000 - $300,000 | $180/sq ft | Long-term appreciation |
| Apartments | $60,000 | $100,000 - $250,000 | $385/sq ft | Lower maintenance costs |
| Beachfront Villas | $500,000 | $700,000 - $2,000,000 | $4,000+/m² | Premium rental rates |
| Suburban Houses | $15,000 | $25,000 - $100,000 | $120/sq ft | Affordable entry point |
| Penthouse Apartments | $200,000 | $300,000 - $800,000 | $500+/sq ft | Urban lifestyle premium |
| Traditional Houses | $20,000 | $40,000 - $150,000 | $100/sq ft | Cultural authenticity |
What are the most expensive areas right now, and which ones are more budget friendly?
Seminyak stands as Bali's most expensive real estate market, with luxury villas averaging $650,000 for 200m² properties and premium beachfront locations commanding over $1 million.
Canggu and Berawa follow closely as high-priced areas, driven by their popularity among surfers and digital nomads. These coastal zones see strong rental demand, justifying premium purchase prices for investors seeking short-term rental income. Nusa Dua represents another expensive enclave, particularly for resort-style properties and luxury developments.
Budget-friendly neighborhoods include Tabanan, where properties start around $20,000 for basic houses and offer excellent value for money. Munggu provides affordable coastal access without Seminyak's premium pricing, making it attractive for budget-conscious buyers. Kerobokan offers a middle ground, positioned between expensive Seminyak and more affordable inland areas.
Ubud presents unique pricing dynamics, with traditional houses starting at $40,000 but luxury eco-villas reaching $500,000. The area's cultural significance and wellness tourism drive consistent demand across all price segments.
Sanur maintains moderate pricing compared to western coast hotspots, offering family-friendly environments with properties ranging from $80,000 to $400,000 depending on proximity to the beach and property quality.
Which neighborhoods are considered up-and-coming with good growth potential?
Tabanan emerges as Bali's most promising up-and-coming area, offering significant capital appreciation potential due to its underdeveloped status and proximity to popular tourist zones.
Bingin represents another high-growth neighborhood, benefiting from Uluwatu's popularity while maintaining more affordable entry prices. The area attracts surfers and cliff-top villa developments, positioning it for substantial price increases as infrastructure improves.
Pererenan shows strong growth momentum, transitioning from rice fields to developed residential areas. Its location between Canggu and Tanah Lot temple makes it attractive for both tourism and residential development. Property values have increased 20-30% annually as international buyers discover this emerging market.
Kerobokan benefits from its central location and ongoing infrastructure improvements. The neighborhood offers easier access to both Seminyak's amenities and Ubud's cultural attractions, making it increasingly popular among expatriate residents and investors.
Munggu attracts attention as a budget-friendly coastal option with significant upside potential. Its black sand beaches and traditional fishing village atmosphere appeal to buyers seeking authentic Balinese experiences away from crowded tourist areas.
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How much does price vary by property size and surface area?
Property size significantly impacts pricing in Bali, with price per square meter increasing substantially for prime locations and luxury finishes.
Small apartments (50-80m²) in Denpasar average IDR 6,150,829 per square foot, translating to approximately $385 per square foot or $4,144 per square meter. These compact units suit individual buyers or couples seeking urban convenience.
Medium-sized houses (100-200m²) typically cost IDR 2,880,609 per square foot ($180/sq ft), making them more affordable per unit area. A 150m² house in a decent neighborhood averages $270,000 to $350,000 depending on location and amenities.
Large villas (200-500m²) command premium pricing, especially in sought-after areas like Seminyak where 200m² villas average $650,000 ($3,250/m²). Luxury finishes, pool facilities, and prime positioning justify these elevated rates.
Beachfront properties show dramatic size premiums, with oceanfront villas costing $4,000+ per square meter compared to $1,500-2,000/m² for similar inland properties. Land scarcity near popular beaches drives this substantial differential.
What additional costs should be expected, including taxes, fees, and legal charges?
Buyers should budget an additional 7-10% of the purchase price for various taxes, fees, and legal charges when acquiring property in Bali.
- BPHTB Land Acquisition Tax: 5% of the assessed property value, paid by the buyer
- PPh Income Tax: 2.5% of the transaction value, typically paid by the seller but often negotiated
- Notary and Legal Fees: 1-2.5% of purchase price for document preparation and legal verification
- Agent Commission: 3-5% of sale price, usually split between buyer and seller
- Building Permits: $500-2,000 depending on property modifications planned
- Property Survey: $300-800 for land measurement and boundary verification
- Due Diligence: $1,000-3,000 for comprehensive legal and title checks
Ongoing costs include property management fees ranging from 10-20% of rental income for investor properties. Maintenance, insurance, and utilities add approximately $200-500 monthly for typical villa properties.
Furnishing costs vary significantly, with basic furniture packages starting at $10,000 for modest properties and luxury furnishing reaching $50,000+ for high-end villas targeting premium rental markets.
If you need a mortgage, what are the typical rates and conditions in Bali?
Most foreign nationals purchase Bali properties with cash, as local banks rarely offer mortgages to non-Indonesian citizens.
Indonesian banks provide KPR (mortgage) products primarily to citizens and long-term residents with permanent work permits. Interest rates typically range from 8-10% annually, significantly higher than Western mortgage rates due to Indonesia's economic conditions.
Down payment requirements usually demand 30-50% of the property value, making cash requirements substantial even with financing. Loan terms extend up to 20 years for residential properties, with some banks offering shorter 10-15 year terms for foreign applicants.
Foreign buyers seeking financing often explore alternative options including developer financing, private lending, or overseas mortgage secured against properties in their home countries. Some developers offer in-house financing with 20-30% down payments and 2-3 year payment plans.
It's something we develop in our Indonesia property pack.
Can you give me some concrete examples of recent purchase prices in different areas?
Recent 2025 transactions provide clear insight into current Bali property values across different neighborhoods and property types.
In Canggu, a 2-bedroom villa with pool sold for $380,000 in July 2025, demonstrating strong value retention in this popular surf area. The property generates approximately $4,000 monthly rental income, providing attractive investment returns.
Seminyak continues commanding premium prices, with a 200m² luxury villa selling for $650,000 in August 2025. This beachfront property includes modern amenities and professional property management, justifying the elevated price point.
Ubud shows diverse pricing, with recent sales ranging from $300,000 for traditional-style villas to $500,000 for eco-luxury properties with wellness facilities. A 3-bedroom sustainable villa sold for $425,000 in September 2025, reflecting growing demand for environmentally conscious properties.
Denpasar apartment sales include a modern 2-bedroom unit for $120,000 and a penthouse for $280,000, both completed in 2025. These urban properties appeal to young professionals and smaller investor budgets.
Nusa Dua offers new ocean view projects under $300,000, with a 2-bedroom resort-style apartment selling for $275,000 in August 2025. The property includes resort amenities and management services.
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 have property prices in Bali changed compared to 5 years ago and to 1 year ago?
Bali property prices have shown remarkable growth over both short and medium-term periods, significantly outperforming most Indonesian real estate markets.
Five-year growth data reveals average annual price increases of 7% across Bali's residential market, with prime areas like Canggu and Seminyak achieving double-digit annual growth. Properties purchased in 2020 for $200,000 now typically value at $280,000-300,000, representing 40-50% total appreciation.
One-year growth has been particularly dramatic, with villa prices jumping over 50% from early 2024 to 2025. The average villa price increased from $321,000 to $484,000, representing an unprecedented $163,000 increase in just twelve months.
Prime apartment and land markets experienced 7-15% annual growth, with coastal areas showing the strongest performance. Seminyak properties consistently delivered 15-20% annual appreciation, while emerging areas like Tabanan showed 25-30% growth from smaller base values.
This growth significantly outpaced other Indonesian cities except Jakarta, positioning Bali as Indonesia's strongest performing real estate market. The combination of international buyer demand, limited land supply, and strong tourism fundamentals drove these exceptional returns.
What's the forecast for house prices over the next 1 year, 5 years, and 10 years?
Bali property prices are expected to continue growing over the next decade, though at more moderate rates than the exceptional 2024-2025 period.
One-year forecast (2025-2026) anticipates continued 7-15% increases in prime areas, with some market stabilization possible as prices reach higher absolute levels. Emerging neighborhoods like Tabanan and Bingin may continue showing 20-25% growth as infrastructure develops.
Five-year projections (2025-2030) suggest ongoing price appreciation driven by Bali's tourism recovery, remote work trends, and Indonesia's economic growth. Land scarcity in coastal areas will likely maintain upward pressure on prices, with average annual growth of 8-12% expected in established markets.
Ten-year outlook (2025-2035) remains positive but includes potential cyclical slowdowns and market corrections. Up-and-coming areas are expected to outperform mature markets in percentage terms, with early buyers in Tabanan, Bingin, and Pererenan potentially seeing substantial capital gains.
Factors supporting long-term growth include Indonesia's expanding middle class, continued international tourism growth, and Bali's unique cultural appeal. However, government regulations, infrastructure capacity, and global economic conditions could impact these projections.
What are the smartest choices today if you want to live in Bali, rent out short-term, rent long-term, or resell later for profit?
Investment strategy should align with your primary objective, as different Bali neighborhoods excel for different purposes.
- Living in Bali: Ubud, Sanur, Kerobokan, and Jimbaran offer the best lifestyle balance with reasonable prices, good infrastructure, and quieter environments suitable for full-time residence
- Short-term rental investment: Canggu, Seminyak, Berawa, Uluwatu, and Nusa Dua generate highest rental yields due to consistent tourist traffic and premium nightly rates
- Long-term rental strategy: Sanur, Kerobokan, Ubud, and Bingin attract stable expatriate tenants seeking annual leases with reliable rental income
- Capital appreciation focus: Emerging areas like Tabanan, Bingin, Pererenan, and Munggu offer strongest potential for future property value increases
- Diversified approach: Consider split investments across established rental markets and emerging growth areas to balance immediate income with long-term appreciation
Short-term rental properties in prime locations can generate 16%+ annual yields, making them attractive for investors seeking immediate cash flow. However, emerging areas may deliver superior capital appreciation over 5-10 year holding periods.
How do Bali's property prices compare with other big and similar cities around the world?
Bali remains significantly more affordable than comparable resort destinations while offering superior rental yields and growth potential.
Compared to Thailand's resort areas, Bali properties cost 20-30% less than similar quality villas in Phuket or Koh Samui. A luxury villa in Seminyak costing $650,000 would typically require $800,000-900,000 in comparable Thai locations.
Malaysian resort destinations like Langkawi and Penang show similar pricing to Bali's secondary markets, but lack Bali's international tourism volumes and rental income potential. Bali's rental yields consistently exceed Malaysian resort area returns by 3-5 percentage points.
Bali costs significantly more than most other Indonesian destinations except Jakarta. Properties in Lombok or Yogyakarta cost 40-60% less than equivalent Bali properties, but lack tourism infrastructure and international buyer interest.
International resort comparisons show Bali offering exceptional value, with Costa Rica, Portugal, and Greek island properties costing 2-3 times more for similar luxury and location quality. Bali's rental yields of 12-16% far exceed European resort area returns of 4-8%.
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 presents exceptional opportunities for both lifestyle and investment purposes, with villa prices averaging $484,000 and strong rental yields reaching 16% in prime areas.
Smart buyers should focus on emerging neighborhoods like Tabanan and Bingin for capital appreciation, while established areas like Seminyak and Canggu offer immediate rental income potential.
Sources
- Bali Villa Realty - Cost of Property in Bali
- Juwai Asia - Bali Property Market Analysis
- BambooRoutes - Bali Price Forecasts
- Bali Villa Realty - Best Investment Areas
- ORA Properties - Top Areas to Buy Villas
- Coco Development Group - Best Investment Areas 2025
- Invest Land Bali - Market Trends 2025
- Global Property Guide - Indonesia Price History