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Bali's property market continues to attract international buyers with villas starting at $200,000 and premium beachfront properties reaching $2 million.
As of September 2025, average villa prices in prime areas like Canggu and Seminyak range from $250,000 to $770,000, while emerging areas like Tabanan and Pererenan offer more affordable entry points. The Bali property market has shown consistent growth, with prices in top locations increasing by 50% over the past five years.
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Bali property prices vary significantly by location and type, with villas in prime areas like Seminyak and Canggu commanding $250,000-$770,000.
Entry-level properties start at $100,000 for apartments and $200,000 for inland villas, while luxury beachfront villas can exceed $2 million.
| Property Type | Price Range (USD) | Prime Areas |
|---|---|---|
| Entry-level Villas | $200,000 - $250,000 | Ubud, Tabanan |
| Mid-range Villas | $250,000 - $500,000 | Canggu, Uluwatu |
| Luxury Villas | $770,000 - $2,000,000+ | Seminyak, Berawa |
| Apartments | $100,000 - $500,000 | Denpasar, Canggu |
| Land (per 100m²) | $20,000 - $208,908 | Varies by location |
| Price per sqm | $300 - $2,000 | Depends on area |
| Total Additional Costs | 8.5% - 12% of price | Taxes, fees, legal |
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
What are the current average property prices in Bali by property type?
Bali's property market offers distinct pricing tiers based on property type and location as of September 2025.
Entry-level inland villas start at $200,000, while mid-range villas in popular areas like Canggu and Seminyak range from $250,000 to $500,000. Luxury beachfront and clifftop villas command prices from $770,000 up to $2 million or more.
Apartments in Bali start around $100,000 for basic units and can reach $500,000 for luxury developments. The apartment supply remains more limited compared to villas due to zoning restrictions and buyer preferences for villa-style living.
Land prices vary significantly by area, with plots in Canggu ranging from $53,000 to $100,000 per 100 square meters, while Seminyak commands approximately $208,908 per plot. More affordable options exist in Ubud ($20,000-$40,000 per 100m²) and Uluwatu ($27,000-$60,000 per 100m²).
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How do average prices differ between main areas like Canggu, Seminyak, Ubud, and Uluwatu?
| Area | Villa Price Range | Land Price per 100m² | Average Price per sqm |
|---|---|---|---|
| Canggu | $240,000 - $380,000+ | $53,000 - $100,000 | $1,671 |
| Seminyak | $500,000 - $770,000+ | $208,908 | $1,224 |
| Ubud | $200,000 - $500,000 | $20,000 - $40,000 | $300 - $600 |
| Uluwatu | $300,000 - $800,000+ | $27,000 - $60,000 | $950 - $1,400 |
| Berawa | $400,000 - $1,200,000 | $80,000 - $150,000 | $1,500 - $2,000 |
| Tabanan | $100,000 - $300,000 | $15,000 - $35,000 | $250 - $500 |
| Pererenan | $180,000 - $450,000 | $40,000 - $80,000 | $600 - $1,200 |
What's the average price per square meter across different areas and property types?
Premium locations like Seminyak and Canggu command the highest prices per square meter in Bali's villa market.
In premium beach areas, villa prices range from $1,000 to $2,000 per square meter, with Canggu averaging $1,671 per sqm and Seminyak at $1,224 per sqm. Berawa, an emerging luxury area, can reach up to $2,000 per sqm for high-end properties.
Ubud and inland areas offer significantly more affordable pricing at $300 to $600 per square meter for most property types. Uluwatu falls in the middle range at $950 to $1,400 per sqm, reflecting its growing popularity among surf enthusiasts and luxury buyers.
Apartment pricing generally follows similar geographical patterns but tends to be slightly lower per square meter, with Denpasar apartments averaging around $435 per sqm. Emerging areas like Tabanan and Pererenan offer attractive entry points at $250-$500 and $600-$1,200 per sqm respectively.
What's the real total cost when factoring in fees, taxes, and other expenses?
The total cost of buying property in Bali extends well beyond the purchase price due to various mandatory fees and taxes.
Buyers must pay a 5% acquisition tax (BPHTB) plus notary and legal fees ranging from 1% to 2.5% of the property price. Sellers typically pay a 2.5% transfer tax (PPH), though this is sometimes negotiated into the purchase price.
Foreign buyers face additional costs including $3,000 to $5,000 for legal setup and company formation if purchasing through a local entity. Property management fees typically run 10% to 20% of rental income for those planning to rent out their property.
Ongoing costs include annual property tax ranging from 0.5% to 2% of assessed land value, building permits for renovations, and furnishing costs which can add $20,000 to $100,000 depending on property size and quality. Total additional costs typically range from 8.5% to 12% of the property purchase price.
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How does financing work in Bali and are mortgages available?
Traditional Indonesian mortgages are generally not available to foreign buyers in Bali.
Most Indonesian banks do not offer mortgage financing to non-residents or foreign nationals. Some local and private banks may provide loans to those with a local entity or through mixed marriage arrangements, but these typically require substantial down payments of 50% or more and carry higher interest rates.
The majority of foreign buyers purchase Bali properties with cash or arrange financing through their home countries before the purchase. Some investors set up a local PT PMA company structure to hold assets, though this requires professional legal guidance and ongoing compliance costs.
Leasehold arrangements are far more common than freehold for non-Indonesian nationals, with lease terms typically ranging from 25 to 30 years with renewal options. This structure affects both financing options and long-term investment considerations for foreign buyers.
What are some current example purchase prices in popular areas?
Real-world property prices in Bali's most sought-after areas provide concrete examples for potential buyers as of September 2025.
A one-bedroom villa in Canggu currently starts at $240,000, while a two-bedroom villa in prime Seminyak averages $650,000 for a 200-square-meter property. Basic apartments in Denpasar can be found for around $435 per square meter.
Budget-conscious buyers can find inland villas in Ubud or Tabanan starting from $100,000 to $200,000, offering significant value for those prioritizing affordability over beachfront proximity. Mid-range properties in emerging areas like Pererenan range from $180,000 to $450,000.
Luxury buyers looking at beachfront or clifftop properties in Uluwatu should expect to pay $800,000 to $1.5 million, while ultra-luxury villas in prime Seminyak or Berawa locations can exceed $2 million. Land purchases offer another entry point, with buildable plots in Canggu starting around $530,000 for 1,000 square meters.
Which areas are most expensive, up-and-coming, and budget-friendly?
Bali's property market clearly segments into distinct price categories based on location and development stage.
Most Expensive Areas:
- Seminyak - established luxury destination with premium beachfront properties
- Berawa - emerging ultra-luxury area with new high-end developments
- Central Canggu - mature market with strong rental demand
- Uluwatu cliffs - exclusive clifftop villas with ocean views
- Jimbaran Bay - established upscale area popular with families
Up-and-Coming Areas:
- Pererenan - rapid development with improving infrastructure
- Tabanan - government investment in new roads and facilities
- Bingin - growing surf community and boutique developments
- Nyanyi - emerging beachfront area with development potential
- Medewi - west coast location gaining investor attention
Most Budget-Friendly Areas:
- Inland Ubud - cultural center with affordable rural properties
- East Tabanan - agricultural areas with development potential
- Lovina - north coast with lower property values
- Gianyar regency - traditional areas away from tourist centers
- Candidasa - east coast with emerging potential
What property types and areas make most sense for living in Bali?
The best properties for permanent residence in Bali depend on lifestyle preferences and budget considerations.
Ubud offers the most peaceful lifestyle and best value for money, making it ideal for those seeking cultural immersion and tranquil living. Properties here provide spacious living at affordable prices, with good access to wellness facilities and artistic communities.
Canggu and Seminyak work best for expats wanting vibrant nightlife, established expat networks, and reliable internet connectivity for remote work. These areas offer the most Western amenities but come with higher living costs and more tourist crowds.
For families, areas like Sanur and parts of Denpasar provide better access to international schools and healthcare facilities. These locations offer a good balance of local Indonesian culture with expat-friendly infrastructure and services.
It's something we develop in our Indonesia property pack.
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 smartest property choices for short-term and long-term rentals?
Rental investment strategies in Bali vary significantly between short-term and long-term approaches.
For short-term rentals, villas in Canggu, Uluwatu, and Seminyak generate the highest yields of 7% to 15% annually due to constant tourist turnover. Smaller villas with unique amenities like private pools, rooftop terraces, or authentic Balinese design elements perform particularly well on platforms like Airbnb and Booking.com.
Properties within walking distance of beaches, restaurants, and nightlife command premium nightly rates. Two to three-bedroom villas in these areas offer the best balance of purchase price and rental income potential, typically generating $150 to $400 per night depending on season and amenities.
Long-term rental properties perform best in Ubud, Berawa, or inland Canggu areas where expats and digital nomads seek annual leases. These properties generate more stable income with lower management costs, typically yielding 5% to 8% annually with minimal vacancy periods.
Apartments in Denpasar and Sanur attract local Indonesian tenants and long-term expats, offering steady income streams though at lower yields than villa properties in tourist areas.
Which properties look most promising for buy-and-resell investment?
Capital appreciation potential in Bali concentrates in specific emerging areas and property types.
Up-and-coming areas like Tabanan, Nyanyi, Bingin, and Pererenan offer the highest appreciation potential as infrastructure development and tourism interest increase rapidly. These areas currently trade at significant discounts to established locations while showing strong growth indicators.
Land purchases in these emerging areas provide the highest leverage for future appreciation, particularly plots suitable for villa development or small resort projects. Properties near planned infrastructure improvements like new roads or government tourism initiatives show particular promise.
In established areas, properties requiring renovation or modernization can offer good flip opportunities, particularly older villas in prime Canggu or Seminyak locations that can be upgraded to current luxury standards.
Beachfront and near-beachfront properties in any area maintain the strongest long-term appreciation potential due to limited supply and consistent demand from both tourists and permanent residents.
How have prices changed over the past five years and what are the forecasts?
Bali's property market has experienced significant growth over the past five years with strong momentum continuing.
Prices in top areas like Canggu and Seminyak have risen by 50% since 2019, representing an average annual growth rate of 7% to 15% in the hottest zones. This growth has been driven by increased international interest, improved infrastructure, and Bali's growing reputation as a digital nomad destination.
In the past year alone, average villa prices jumped from $321,000 in 2024 to $484,000 in 2025, representing a $163,000 increase in prime areas. This dramatic one-year increase reflects both post-pandemic recovery and accelerated international investment.
Forecasts for the next period show continued strong growth, with prime sectors expecting 7% to 10% annual appreciation through 2030. More speculative outer regions may experience faster growth as development spreads outward from established centers.
Long-term projections through 2035 suggest continued appreciation of 5% to 8% annually as Bali matures as an international property market, though growth rates may moderate as prices reach higher absolute levels.
It's something we develop in our Indonesia property pack.
How do Bali property prices compare with other lifestyle destinations worldwide?
Bali offers compelling value compared to similar lifestyle destinations around the world.
At $1,000 to $2,000 per square meter even in prime areas, Bali properties cost significantly less than comparable beachfront locations in Portugal, Costa Rica, or Spain where prices often exceed $3,000 to $5,000 per square meter. Major global cities like Sydney, Miami, or Barcelona command even higher premiums.
Bali's rental yields of up to 15% substantially exceed those available in Thailand, Portugal, or most European markets where yields typically range from 3% to 6%. This higher yield potential reflects both lower purchase prices and strong tourism demand.
The main competitive advantages include Bali's favorable visa options for long-term stays, consistent price growth trajectory, and exceptional rental income potential. Weather, lifestyle amenities, and cost of living also compare favorably to traditional expat destinations.
However, buyers should consider that ownership restrictions for foreigners and infrastructure limitations differentiate Bali from more developed markets in Australia, Europe, or North America where full freehold ownership and mature legal systems provide different investment security profiles.
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 continues to offer attractive opportunities for both lifestyle and investment buyers as of September 2025.
With villa prices ranging from $200,000 to over $2 million and strong rental yields up to 15%, the market provides options across different budget ranges while maintaining growth potential in emerging areas like Tabanan and Pererenan.
Sources
- Bali Villa Realty - Cost of Property in Bali
- BambooRoutes - Average House Price Bali
- Bali Legals - Average Cost of Property in Bali
- Bali Exception - Real Estate Prices
- Villa Bali Sale - Cost to Buy Villa in Bali
- BambooRoutes - Bali Price Forecasts
- Casenta Property - Property Taxes 2024
- Exotiq Property - Bali vs Thailand Investment