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 real estate market offers property prices ranging from $1,000 to $4,000 per square meter depending on location and property type. Prime areas like Seminyak and Canggu command the highest prices, while emerging markets in North Bali present more affordable entry points.
As of September 2025, the Bali property market continues to show strong growth momentum, with average prices increasing 10-20% over the past year. Foreign investors are particularly drawn to the island's combination of relatively low price per square meter compared to other international destinations and attractive rental yields ranging from 7% to 20%.
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.
Property prices in Bali vary significantly by location, with apartments averaging $3,000-$4,000 per square meter in prime areas and $1,000-$1,500 per square meter in budget-friendly regions.
The market shows strong appreciation potential, especially in emerging areas like Pererenan and North Bali, where infrastructure development is driving growth.
| Area | Apartment Price per m² | Villa Price Range | Market Status |
|---|---|---|---|
| Seminyak | $3,500+ | $650,000 - $1.2M+ | Prime/Established |
| Canggu | $3,000 - $4,000 | $240,000 - $600,000+ | Prime/Growing |
| Uluwatu | $2,500 - $3,500 | $300,000 - $900,000+ | Prime/Emerging |
| Ubud | $2,000 - $2,800 | $300,000 - $700,000+ | Established/Lifestyle |
| Kuta | $1,500 - $2,500 | $180,000 - $450,000 | Budget-Friendly |
| North/East Bali | $1,000 - $1,500 | $120,000 - $300,000 | Budget/Emerging |
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
What's the average price per square meter in Bali right now?
The average price per square meter in Bali varies dramatically by location and property type as of September 2025.
For apartments, you'll pay $3,000 to $4,000 per square meter in prime areas like Canggu and Seminyak. Mid-tier locations such as Ubud average $2,000 to $2,800 per square meter, while Kuta ranges from $1,500 to $2,500 per square meter. The most affordable options are found in North and East Bali at $1,000 to $1,500 per square meter.
Houses (excluding luxury villas) average around $2,000 per square meter island-wide for non-premium areas. Villa construction costs run $600 to $950+ per square meter for high-end builds in prime locations, though completed villas are typically valued by total land and building size rather than price per square meter.
Land prices are significantly lower than built properties. In Seminyak, land costs around $452 per square meter, Canggu approximately $214 per square meter, Ubud about $215 per square meter, and Uluwatu $88.20 per square meter.
How do prices vary depending on the type of property, like apartments, villas, or land?
Property prices in Bali show substantial variation across different property types, with apartments commanding the highest price per square meter.
| Property Type | Price Range per m² | Notes |
|---|---|---|
| Prime Area Apartments | $3,000 - $4,000 | Seminyak, Canggu locations |
| Mid-Tier Apartments | $2,000 - $2,800 | Ubud, quality locations |
| Budget Apartments | $1,000 - $2,500 | Kuta, North/East Bali |
| Standard Houses | ~$2,000 | Non-premium areas island-wide |
| Villa Construction | $600 - $950+ | High-end builds, prime areas |
| Land | $88 - $452 | Varies significantly by location |
Apartments offer the highest price per square meter but also provide better liquidity and rental potential. Villas are valued more on total package including land size, amenities, and location rather than pure square meter pricing. Land represents the most affordable entry point but requires additional investment for development.
Which areas in Bali are the most expensive, which ones are up-and-coming, and which ones are still budget-friendly?
Bali's property market divides into three distinct categories based on price levels and development stage.
The most expensive prime areas include Seminyak, Canggu, Uluwatu, and Nusa Dua. These locations offer the highest property values, established infrastructure, premium rental yields, and strong appreciation potential. Seminyak leads with apartment prices exceeding $3,500 per square meter and villa prices starting from $650,000.
Up-and-coming areas showing rapid growth include Pererenan, Seseh, Jimbaran, and North Bali regions. These locations benefit from planned infrastructure development, increasing tourism interest, and offer better value compared to established prime areas. Seseh and Pererenan, in particular, are experiencing significant appreciation as they become extensions of the popular Canggu area.
Budget-friendly options remain available in inland Kuta, North Bali, East Bali, and certain inland areas of Canggu. These regions offer the most affordable entry points with apartment prices starting from $1,000 per square meter and villa options beginning around $120,000. Despite lower current prices, these areas still show good appreciation potential.
It's something we develop in our Indonesia property pack.
Can you give me some real examples of recent purchase prices in different areas?
Recent transaction data from September 2025 provides concrete examples of actual purchase prices across Bali's different markets.
In Canggu, a typical 2-bedroom villa recently sold for $380,000, representing approximately $3,000 to $4,000 per square meter for a 100-125 square meter build. This area continues to attract strong buyer interest due to its surf culture and proximity to trendy cafes and beach clubs.
Seminyak shows premium pricing with 1-bedroom apartments selling at $3,500+ per square meter and 2-bedroom villas commanding $800,000 or more. A recent 3-bedroom villa transaction in prime Seminyak exceeded $1.2 million, reflecting the area's established luxury market status.
Uluwatu demonstrates its emerging prime status with 3-bedroom villas selling for $900,000+ and apartment prices ranging from $2,500 to $3,500 per square meter. The area benefits from its clifftop locations and world-class surf breaks.
Budget-conscious buyers can find opportunities in North and East Bali, where 1-bedroom properties start around $120,000, 2-bedroom options at $200,000, and 3-bedroom villas from $300,000. These areas offer the best value for money while still providing access to Bali's lifestyle benefits.
How do prices change when looking at small surfaces compared to larger ones?
Property size significantly impacts price per square meter in Bali's real estate market, with smaller properties commanding premium rates.
Smaller properties typically achieve higher price per square meter but offer better liquidity and appeal to a wider range of buyers. Compact units under 100 square meters in prime locations can command top-tier pricing due to their accessibility to more buyers and stronger rental demand from short-term visitors.
Larger villas exceeding 300 square meters show lower price per square meter but require higher total investment. These properties often include premium features like pools, gardens, and multiple living areas that add 20-40% to the base price per square meter regardless of the total size.
Current market data shows apartments averaging $3,400 per square meter compared to houses at $2,000 per square meter. One-bedroom units have a median price around $160,000, two-bedroom properties average $245,000, and three-bedroom options start from $400,000 and increase substantially based on location and features.
The optimal size for investment purposes appears to be compact villas and apartments under $250,000, which offer the best liquidity, fastest sales cycles, and widest rental pool for both short-term and long-term tenants.
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What's the typical total cost to buy, including fees, taxes, and legal expenses?
The total cost of buying property in Bali extends well beyond the purchase price, with additional expenses typically adding 8-15% to your total investment.
Transfer taxes represent the largest additional cost, with buyers paying 5% and sellers paying 2.5% on freehold transactions. Foreign buyers purchasing leasehold properties often face higher transfer tax rates. For off-plan or new build properties purchased from developers, an additional 10% VAT applies to the purchase price.
Annual Property and Building Tax (PBB) runs 0.3-1% of the NJOP (official assessed) value, which is typically lower than market value. Notary and legal fees add 1-2% of the purchase price, with additional costs for due diligence, document translation, and legal verification.
Agent commissions range from 2-5% depending on the property value and complexity of the transaction. Additional costs include property inspections, appraisals, and administrative fees for various permits and registrations.
For a $300,000 property purchase, expect to budget an additional $24,000 to $45,000 for all closing costs, fees, and taxes. This makes careful financial planning essential for property buyers in Bali.
How easy is it to get financing or a mortgage as a foreigner, and what are the usual terms?
Obtaining financing as a foreigner in Bali remains challenging, with most international buyers purchasing properties with cash or alternative financing arrangements.
Indonesian banks require foreign buyers to hold residency status (KITAS or KITAP) and typically demand 30-50% down payments. Even with residency, many Indonesian banks refuse foreigner mortgages due to strict documentation requirements and regulatory concerns.
Available mortgage terms include interest rates between 8-12% from Indonesian banks, though better rates may be possible through international financing if you can provide collateral abroad. Loan-to-value ratios are limited to 30-50% maximum for foreign borrowers, significantly lower than domestic buyers.
Most foreign investors use cash purchases or offshore financing arrangements. Some buyers establish local companies (PT PMA) to access different financing options, though this adds complexity and ongoing compliance requirements.
Alternative financing solutions include borrowing against assets in your home country, developer financing for off-plan purchases, or partnership arrangements with local investors. Given the financing challenges, ensuring adequate cash reserves remains the most reliable approach for foreign property buyers in Bali.
What's the smarter choice if I want to live there full time, rent out short term, rent out long term, or resell later at a higher price?
Your investment strategy should align with your primary goals, as different Bali locations and property types excel in specific scenarios.
1. **Full-time living**: Focus on Ubud, Sanur, or North Bali for lifestyle-oriented investments. These areas offer 3-5% annual appreciation with moderate rental returns when you're away. Properties should emphasize comfort, reliable infrastructure, and community amenities.2. **Short-term rental (Airbnb)**: Target Canggu, Seminyak, Uluwatu, and Berawa for maximum rental yields of 12-20% gross. Villas with pools perform best, and proximity to beaches, restaurants, and nightlife is essential for booking success.3. **Long-term rental**: Consider inland Canggu, Seseh, and Ubud for steady 8-12% gross yields with more stable tenant relationships. These areas attract longer-term residents and digital nomads seeking lower monthly costs.4. **Capital gains (resale)**: Focus on Uluwatu, Seseh, and North Bali for appreciation potential. Off-plan purchases in growth corridors offer 15-30% capital returns over 2-4 years. Look for areas with planned infrastructure development.5. **Best liquidity**: Compact villas under $250,000 sell fastest and appeal to the widest buyer pool, making them ideal for flexibility between strategies.It's something we develop in our Indonesia property pack.
How have property prices evolved compared to 5 years ago and compared to just 1 year ago?
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.
Bali's property market has experienced substantial growth over both recent and medium-term periods, significantly outpacing Indonesia's national average.
Over the past five years since 2020, Bali properties have appreciated approximately 7% annually on average. Land prices in southern Bali have surged even more dramatically, increasing by 50% since 2019. This growth reflects increasing international recognition of Bali as a premier investment destination and lifestyle location.
The past 12 months have shown accelerated growth, with general property price increases of 10-20% across most areas. Denpasar experienced the highest growth at up to 20%, while popular areas like Canggu, Uluwatu, Seminyak, and Ubud saw increases of 10-15%. This rapid appreciation reflects post-pandemic recovery and increased foreign investment interest.
Prime beachfront and clifftop locations have experienced the strongest appreciation, with some individual properties doubling in value over the five-year period. The acceleration in the past year indicates continued strong demand and limited supply in desirable locations.
This growth trajectory significantly exceeds most international property markets and demonstrates Bali's emergence as a major Asia-Pacific real estate investment hub. The combination of lifestyle appeal, relatively affordable entry points, and strong rental yields continues to attract international buyers.
What are the forecasts for prices over the next 1 year, 5 years, and 10 years?
Bali's property market forecasts indicate continued strong growth across different time horizons, though the pace may moderate from recent acceleration.
For the next 12 months through September 2026, expect 5-10% price increases across most areas. This represents a slight moderation from the 10-20% growth seen in the past year but still indicates healthy market momentum. Prime areas may see continued double-digit growth due to limited supply and strong demand.
The five-year outlook through 2030 suggests potential doubling of values in prime zones, with particularly strong appreciation expected in up-and-coming areas benefiting from new infrastructure development. Areas like North Bali, Seseh, and Pererenan may experience the highest growth rates as they transition from emerging to established markets.
Looking ahead 10 years to 2035, values in the best areas could potentially double again from 2025 levels. Northern and inland areas represent the biggest untapped potential, especially as coastal prime areas become increasingly expensive. Eco-friendly and wellness-focused properties should command increasing premiums as sustainability becomes more important to buyers.
These forecasts assume continued political stability, infrastructure development, and tourism growth. Climate considerations and sustainable development practices will likely play larger roles in property values over the longer term, favoring well-planned developments over speculative construction.
How does Bali's price per square meter compare with other big, similar destinations?
Bali stands out among international resort destinations for offering high rental yields at relatively lower price per square meter compared to other major vacation property markets.
Bali's property prices range from $350-$950 per square meter for apartments and houses, with rental yields of 7-20% annually. This compares favorably to several competing destinations in the region and globally.
Phuket, Thailand averages $1,700 per square meter with rental yields of 5-8%, making Bali significantly more affordable while offering comparable or better returns. Lisbon, Portugal shows higher property prices with lower yields of 4-7%, while popular destinations like Tulum, Mexico command higher prices with yields of 6-10%.
Other Southeast Asian destinations like Koh Samui average higher price per square meter than Bali while offering similar lifestyle benefits. European vacation markets typically show higher acquisition costs with lower rental yields, making Bali particularly attractive for yield-focused investors.
Bali's combination of affordable entry points, strong rental performance, and appreciation potential makes it one of the most compelling vacation property markets globally. The island offers international resort amenities and lifestyle at emerging market prices, though this gap is narrowing as Bali gains recognition.
Given all that, what are the smartest options to buy in Bali today?
The optimal Bali property investments in 2025 focus on properties that balance immediate rental income with long-term appreciation potential.
Compact villas and apartments under $250,000 in Canggu, Uluwatu, and Seseh represent the smartest immediate opportunities. These properties offer excellent liquidity, high rental yields, and appeal to the broadest range of future buyers. Their lower price points make them accessible to more investors while still providing exposure to Bali's prime markets.
Off-plan properties or land purchases in Uluwatu, Seseh, Jimbaran, and North Bali offer the strongest capital appreciation potential. These areas benefit from planned infrastructure development and increasing recognition among international buyers. Early entry into these markets can provide 15-30% returns over 2-4 years.
Eco-friendly and wellness-focused developments should command premium future values as sustainability becomes increasingly important to buyers and renters. Properties with green certifications, renewable energy systems, and wellness amenities align with growing market trends.
Properties walkable to beaches, cafes, and main tourist infrastructure provide the best rental and resale demand. Location remains the primary driver of both rental success and long-term appreciation in Bali's competitive market.
For rental investment focus, target proven Airbnb areas with established tourism infrastructure. For capital gain strategies, prioritize emerging areas with confirmed infrastructure development plans.
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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 2025 real estate market presents compelling opportunities for both lifestyle and investment buyers, with the greatest immediate upside in smaller, well-located properties in trending areas.
Long-term growth favors up-and-coming zones where infrastructure development is expanding, making early entry into these markets particularly attractive for capital appreciation strategies.
Sources
- BambooRoutes - Average Price House Bali
- BambooRoutes - Bali Property Market Trends
- Bali Exception - Real Estate Prices
- Casenta Property - Property Taxes 2024
- Bali Home Immo - Property Taxes
- BambooRoutes - Foreigner Mortgage Bali
- Neginski - Foreigners Buying Property Bali
- Global Property Guide - Indonesia Price History
- Invest Land Bali - 2025 Market Trends
- Exotiq Property - Bali vs Thailand Investment