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
If you're wondering what rents look like in Bali in 2026, you're in the right place.
We've gathered fresh data and crunched the numbers so you don't have to.
This article is updated regularly to reflect the latest Bali rental market conditions.
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
- Studio rents in Bali can triple between local Denpasar apartments (IDR 6 million/month) and prime Canggu or Seminyak furnished units (up to IDR 18 million), a much wider gap than most Indonesian cities.
- Bali rents grow faster in expat hotspots like Berawa and Pererenan (6-9% YoY) than in Denpasar's local areas (3-5%), creating two distinct markets on one island.
- Foreign arrivals rose strongly through 2025, keeping pressure on furnished rental stock and explaining why lifestyle neighborhoods command such premiums.
- Vacancy rates in prime Bali neighborhoods sit around 5-8%, while local Denpasar stock sees 9-13%, meaning hotspot landlords have more pricing power.
- Well-priced furnished units in Canggu or Seminyak rent within 14-30 days, while average stock can sit for 30-60 days.
- Peak tenant demand runs May through August and November through January, driven by international travel seasons spilling into medium-stay rentals.
- Villa landlords in Bali should budget 2-4% of property value annually for maintenance, as pools, gardens, and humidity drive costs higher than apartments.
- Property taxes (PBB-P2) in Badung's premium zones can exceed IDR 15 million/year for villas, while mid-market Denpasar apartments often pay under IDR 3 million.
- Reliable internet is the single most important amenity for Bali renters, especially remote workers, and landlords who include it can charge meaningful premiums.
- Rental income in Indonesia is typically subject to final withholding tax on gross rent, not net income after expenses, which surprises many first-time landlords.
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
What are typical rents in Bali as of 2026?
What's the average monthly rent for a studio in Bali as of 2026?
As of January 2026, the average monthly rent for a studio in Bali is around IDR 12,000,000 (approximately USD 720 / EUR 665).
The realistic range spans from IDR 6,000,000 (USD 360 / EUR 335) for simpler units in Denpasar up to IDR 18,000,000 (USD 1,085 / EUR 1,000) for furnished studios in Seminyak or Canggu.
Main factors causing variation include location (Denpasar versus expat hotspots), furnishing quality, and access to amenities like pools, gyms, and reliable internet.
What's the average monthly rent for a 1-bedroom in Bali as of 2026?
As of January 2026, the average monthly rent for a 1-bedroom in Bali is around IDR 18,000,000 (approximately USD 1,085 / EUR 1,000).
The realistic range runs from IDR 9,000,000 (USD 540 / EUR 500) in local residential areas up to IDR 30,000,000 (USD 1,800 / EUR 1,665) for furnished units in prime neighborhoods.
For affordable options, look toward Denpasar, Sesetan, or Renon; highest rents are in Canggu (Berawa, Batu Bolong), Seminyak, Petitenget, and Ubud's quieter parts like Sayan.
What's the average monthly rent for a 2-bedroom in Bali as of 2026?
As of January 2026, the average monthly rent for a 2-bedroom in Bali is around IDR 32,000,000 (approximately USD 1,930 / EUR 1,780).
The realistic range stretches from IDR 14,000,000 (USD 845 / EUR 780) for local Denpasar stock to IDR 50,000,000 (USD 3,010 / EUR 2,780) for premium furnished units near beaches.
Denpasar offers the most affordable 2-bedroom options, while the priciest are in Canggu (Berawa, Pererenan), Seminyak, and the Bukit Peninsula (Uluwatu, Ungasan).
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Bali.
What's the average rent per square meter in Bali as of 2026?
As of January 2026, the average rent per square meter in Bali is around IDR 380,000/month (approximately USD 23 / EUR 21 per sqm).
The range varies from IDR 200,000 (USD 12 / EUR 11) in local areas up to IDR 700,000 (USD 42 / EUR 39) in prime pockets like Seminyak, Canggu, and Ubud.
Compared to Jakarta where prime rents exceed IDR 500,000/sqm, Bali's lifestyle areas are similarly priced, but local residential areas remain more affordable than the capital.
Properties commanding above-average rates typically feature quality furnishing, modern design, fast internet, walkability to cafes and co-working, and amenities like pools.
How much have rents changed year-over-year in Bali in 2026?
As of January 2026, Bali rents have increased 4-7% year-over-year, with prime expat areas seeing 6-9% growth while local Denpasar areas rose 3-5%.
Main drivers include strong 2025 foreign arrivals, continued remote worker demand, and limited high-quality furnished supply in popular neighborhoods.
This year's growth is slightly higher than 2024, driven by tourism recovery and increased competition for well-maintained lifestyle rentals in Canggu and Ubud.
What's the outlook for rent growth in Bali in 2026?
As of January 2026, projected rent growth for Bali sits at 4-7% for the year, with potential for high-single-digit growth in prime areas if tourism continues rising.
Key influences include foreign visitor momentum, remote worker demand for furnished rentals, and whether new supply can keep pace in popular neighborhoods.
Neighborhoods expected to see strongest growth are Canggu (Berawa, Pererenan), Ubud's premium pockets (Sayan, Penestanan), and emerging Bukit Peninsula areas.
Risks include rupiah weakening, oversupply from new development in specific micro-areas, or any slowdown in international tourism to Bali.
We have made this infographic to give you a quick and clear snapshot of the property market in Indonesia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods rent best in Bali as of 2026?
Which neighborhoods have the highest rents in Bali as of 2026?
As of January 2026, the top three highest-rent neighborhoods in Bali are Berawa in Canggu (IDR 25-35M/month / USD 1,500-2,100 / EUR 1,390-1,945), Petitenget in Seminyak (similar range), and Uluwatu-Pecatu on Bukit Peninsula (IDR 30-50M / USD 1,800-3,000 / EUR 1,665-2,780 for villas).
These areas command premiums by combining lifestyle convenience (beach clubs, cafes, co-working) or destination calm (Ubud) with limited high-quality supply.
Typical tenants include remote workers with foreign income, lifestyle expats seeking longer stays, and entrepreneurs running location-independent businesses.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Bali.
Where do young professionals prefer to rent in Bali right now?
Top neighborhoods for young professionals in Bali are Canggu (Berawa, Batu Bolong), Seminyak-Kerobokan for a more urban feel, and Denpasar fringe near Renon for budget-conscious professionals.
Young professionals typically pay IDR 12-25M/month (USD 720-1,500 / EUR 665-1,390), depending on unit type and proximity to the social scene.
Key attractions include co-working spaces, fast internet, vibrant cafe scenes, fitness options, and a community of like-minded remote workers.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Bali.
Where do families prefer to rent in Bali right now?
Top family neighborhoods in Bali are Sanur for calm beach and walkability, Jimbaran and Nusa Dua for planned environments, and Umalas as a middle ground between schools and amenities.
Families typically pay IDR 25-45M/month (USD 1,500-2,700 / EUR 1,390-2,500) for 2-3 bedrooms, varying by school proximity and property quality.
These areas offer quieter streets, space for children, reliable infrastructure, and proximity to supermarkets and medical facilities without party-scene intensity.
Top schools nearby include Bali Island School in Sanur, Green School near Ubud, and Canggu Community School.
Which areas near transit or universities rent faster in Bali in 2026?
As of January 2026, fastest-renting areas near key anchors are Jimbaran (near Udayana University), Tuban-Kuta (near Ngurah Rai Airport), and Renon in Denpasar (government/office hub).
Properties in these high-demand areas typically stay listed just 14-25 days, compared to 30-60 days elsewhere.
Rent premiums for easy anchor access run IDR 1.5-3M/month (USD 90-180 / EUR 85-165) above comparable units further away.
Which neighborhoods are most popular with expats in Bali right now?
Top expat neighborhoods in Bali are Canggu (Berawa, Batu Bolong, Pererenan), Ubud (Sayan, Penestanan, Nyuh Kuning for wellness), and Sanur for a calmer established community.
Expats typically pay IDR 15-35M/month (USD 900-2,100 / EUR 835-1,945), with higher rents for newer construction and better amenities.
These areas attract expats with furnished move-in-ready rentals, strong internet, vibrant international communities, and services catering to foreign residents.
Most represented nationalities include Australians (especially Canggu/Sanur), Europeans (Germans, Dutch, British), Americans, and increasingly Russians and Ukrainians.
And if you are also an expat, you may want to read our exhaustive guide for expats in Bali.
Get fresh and reliable information about the market in Bali
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Who rents, and what do tenants want in Bali right now?
What tenant profiles dominate rentals in Bali?
Top three tenant profiles in Bali are remote workers/digital nomads (3-12 month stays), lifestyle expats seeking longer-term furnished rentals, and domestic professionals in Denpasar/Badung.
Remote workers and expats account for 50-60% of demand in lifestyle areas like Canggu and Ubud; domestic professionals and students dominate the remaining 40-50% in Denpasar.
Remote workers seek furnished studios/1-bedrooms with strong internet; expats want larger 2-bedrooms with outdoor space; domestic professionals look for unfurnished value-oriented apartments.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Bali.
Do tenants prefer furnished or unfurnished in Bali?
In Bali's expat areas, 75-85% prefer furnished rentals; in Denpasar and local zones, it's roughly 50-50.
Furnished apartments command IDR 3-6M/month (USD 180-360 / EUR 165-335) premiums over unfurnished, depending on quality.
Remote workers, nomads, and expats strongly prefer furnished units because they arrive without furniture and value move-in-ready convenience with working kitchens and internet.
Which amenities increase rent the most in Bali?
Top five rent-boosting amenities in Bali: fast reliable internet, AC with good airflow, backup water/electrical systems, secure parking with scooter access, and pool with maintenance included.
Fast internet adds IDR 500K-1.5M (USD 30-90 / EUR 28-85) monthly; quality AC adds IDR 1-2M (USD 60-120 / EUR 55-110); pools can justify IDR 3-8M (USD 180-480 / EUR 165-445) premiums for villas.
In our property pack covering the real estate market in Bali, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Bali?
Top five ROI renovations in Bali: bathroom upgrades with humidity-proofing, kitchen refreshes with durable surfaces, electrical/water system improvements, AC servicing and insulation, and outdoor living enhancements.
Bathroom upgrades cost IDR 15-40M (USD 900-2,400 / EUR 835-2,220) and justify IDR 1.5-3M monthly rent increases; kitchen improvements at similar costs yield IDR 1-2.5M additional rent.
Poor-ROI renovations include overly luxurious finishes exceeding tenant budgets, extensive low-use landscaping, and complex smart home systems tenants may not use.
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 strong is rental demand in Bali as of 2026?
What's the vacancy rate for rentals in Bali as of 2026?
As of January 2026, Bali's estimated vacancy rate is around 8% island-wide, varying significantly by neighborhood.
Prime neighborhoods like Canggu, Seminyak, and Ubud see 5-8% vacancy; local Denpasar stock sees 9-13%.
Current vacancy is slightly lower than the 2023-2024 average, reflecting strong tourism recovery and remote worker inflows.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Bali.
How many days do rentals stay listed in Bali as of 2026?
As of January 2026, rentals in Bali average 30-45 days on market, though well-priced furnished prime units find tenants in 14-30 days.
Range spans from 14 days for competitive Canggu/Seminyak studios to 60+ days for overpriced or poorly maintained units.
Days-on-market has shortened 5-10 days versus last year, reflecting stronger demand and more realistic landlord pricing.
Which months have peak tenant demand in Bali?
Peak demand months in Bali are May through August and November through January, aligning with international travel seasons spilling into medium-stay rentals.
Drivers include Australian/European school holidays (June-August), year-end travel (December-January), and dry season preference (April-October) attracting longer-stay remote workers.
Lowest demand occurs February through April and September through October, representing shoulder seasons with fewer new arrivals.
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.
What will my monthly costs be in Bali as of 2026?
What property taxes should landlords expect in Bali as of 2026?
As of January 2026, Bali landlords should expect annual property taxes (PBB-P2) of IDR 500K-3M (USD 30-180 / EUR 28-165) for Denpasar apartments, up to IDR 3-15M+ (USD 180-900+ / EUR 165-835+) for Badung premium villas.
Taxes depend heavily on NJOP (tax assessment value) and location, with Badung hotspots (Canggu, Seminyak, Bukit) having much higher assessments than inland Denpasar.
Taxes are calculated based on NJOP set by local authorities, with rates determined through regulations like Denpasar's Perda 5/2024 and Badung's Perbup 11/2025.
Please note that, in our property pack covering the real estate market in Bali, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Bali right now?
Realistic annual maintenance in Bali: ~1% of property value for apartments (IDR 20-40M / USD 1,200-2,400 / EUR 1,110-2,220), 2-4% for villas with pools (IDR 60-120M / USD 3,600-7,200 / EUR 3,335-6,670 for IDR 3B property).
Range varies from IDR 15M (USD 900 / EUR 835) for newer apartments to IDR 150M+ (USD 9,000+ / EUR 8,335+) for large villas with pools and older systems.
Landlords typically set aside 8-15% of rental income for maintenance, with higher percentages for villas where humidity, pools, and gardens create ongoing costs.
What utilities do landlords often pay in Bali right now?
Landlords in Bali most commonly pay internet/Wi-Fi (key selling point in expat rentals) and pool plus garden maintenance for villas.
Internet costs IDR 400K-1M/month (USD 25-60 / EUR 22-55); pool/garden maintenance runs IDR 2-5M/month (USD 120-300 / EUR 110-280).
Common practice: tenants pay electricity and water directly; landlords include internet and maintenance in furnished rentals to simplify the experience and justify higher rents.
How is rental income taxed in Bali as of 2026?
As of January 2026, rental income from land/buildings in Indonesia is typically subject to final withholding tax under PPh Article 4(2), applied to gross income rather than net.
Deductions are limited under the final tax regime, making it important to understand whether your situation falls under this treatment or progressive rates.
A common mistake: assuming you can deduct maintenance, repairs, or depreciation against rental income when final tax on gross applies, leading to incorrect calculations.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Bali.
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 sources have we used to write this blog article?
Whether in our blog articles or market analyses in our property pack about Bali, we rely on strong methodology and don't throw out numbers at random.
We aim for full transparency, so below we've listed our authoritative sources and how we used them.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Statistics Indonesia (BPS) Bali - CPI Release | Indonesia's official statistics agency; CPI releases are the standard inflation benchmark. | We anchored price growth in Bali going into 2026. We reality-checked rent growth against local inflation. |
| BPS Bali - International Arrivals | Official, auditable foreign arrivals count from the government. | We used arrivals as a rental demand driver. We triangulated against occupancy signals. |
| Bank Indonesia - Bali Regional Economy Report | Central bank regional reports are among the most credible macro views. | We framed local economic context supporting rental demand. We explained Bali's market differences from Jakarta. |
| Bank Indonesia - Property Price Survey (Q2 2025) | Central bank's official residential market survey. | We used it as a proxy for market tightness and pricing power. We set guardrails for rent-growth expectations. |
| Bank Indonesia - SHPR Report (Q1 2025) | Underlying central-bank publication with detailed methodology. | We cross-checked national pricing direction. We kept narrative consistent with official language. |
| Bank Indonesia - JISDOR FX Rates | BI's reference USD/IDR rate series; standard market reference. | We converted IDR rents to USD for global benchmarking. We used late-2025 levels for January 2026 rates. |
| Reuters - BI Guidance on Rupiah | Top-tier newsroom with strong sourcing standards. | We supported exchange rate assumptions. We used it as context alongside JISDOR. |
| PLN - Household Electricity Tariffs | Official state utility publishing actual billing tariffs. | We estimated monthly electricity costs. We focused on tariff bands typical for rentals. |
| DJP - PPh Article 4(2) | Indonesia's tax authority; closest to official truth for tax treatment. | We grounded rental income tax treatment. We avoided common myths around taxation. |
| Ministry of Finance - PPh Article 4(2) | Ministry site describing tax from public-finance angle. | We cross-checked DJP's explanation. We triangulated so tax section doesn't rely on single source. |
| Denpasar City - Local Tax Regulation (Perda 5/2024) | Official local-government publication with actual legal text. | We described PBB-P2 based on NJOP. We informed Denpasar-side landlord expectations. |
| Badung JDIH - Perbup 11/2025 | Official publication channel for local regulations. | We grounded Badung property tax discussion. We explained location-based PBB-P2 variation. |
| Rumah123 - Studio Rentals (Bali) | Major Indonesian property portal with large listing volume. | We triangulated studio asking rents. We used it as one leg of market rent estimates. |
| Rumah123 - 1-Bedroom Rentals (Bali) | Same major portal sliced for 1-bedroom inventory. | We estimated 1-bedroom rents and furnished/unfurnished mix. We shaped professional and expat segments. |
| Rumah123 - 2-Bedroom Rentals (Bali) | Verifiable snapshot of current market supply. | We estimated 2-bedroom rents and size bands. We anchored family-oriented budgets. |
| Lamudi - Studio Rentals (Bali) | Established portal useful for cross-checking prices. | We confirmed Rumah123 estimates weren't outliers. We sanity-checked price spreads. |
| Rumah123 - House Rentals (Bali) | Comprehensive villa and house inventory view. | We understood villa segments and amenities. We validated furnished rental trends. |
| AirDNA - Bali STR Metrics | Widely used STR analytics provider with clear methodology. | We used occupancy as demand-pressure indicator. We did not equate STR pricing with long-term rent. |
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