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 rental market offers options from $300 monthly for basic properties to over $5,000 for luxury villas in prime areas.
As of September 2025, rental costs vary dramatically based on location, with Seminyak and Canggu commanding premium prices while Ubud and Tabanan remain more affordable. The island's rental market serves diverse tenant profiles from local residents to international digital nomads, creating distinct pricing tiers across different property types and areas.
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.
Monthly rents in Bali range from $300 for basic properties in rural areas to over $5,000 for luxury villas in prime locations like Seminyak and Canggu.
Rental yields for investors typically range from 5-15% depending on property type and location, with short-term rentals in tourist areas achieving the highest returns.
| Area | Property Type | Monthly Rent Range | Rental Yield | Tenant Profile |
|---|---|---|---|---|
| Seminyak | 1BR Villa | $1,500 | 7-12% | Tourists, Expats |
| Canggu | 3BR Villa | $3,500 | 7-15% | Digital Nomads, Tourists |
| Ubud | Apartment | $600 | 5-10% | Long-term Expats |
| Nusa Dua | House | $600 | 6-9% | Locals, Expats |
| Tabanan | Simple Villa | $400 | 8-12% | Budget Travelers |
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
What's the average rent in Bali right now depending on the area?
As of September 2025, monthly rent in Bali ranges from $300 for basic homestays to over $5,000 for luxury villas in prime locations.
Seminyak and Canggu command the highest rents at $700-$1,500 monthly for mid-tier properties, with luxury villas reaching $1,500-$5,000 per month. These areas attract tourists and digital nomads seeking beach proximity and vibrant nightlife.
Ubud offers more affordable options at $300-$1,000 monthly, depending on proximity to rice fields or central Ubud. The cultural heart of Bali provides a tranquil environment that appeals to long-term expats and wellness-focused renters.
Sanur and Nusa Dua fall in the middle range at $500-$1,000 monthly, offering family-friendly environments with good infrastructure. Tabanan represents the most budget-friendly option at $300-$600 monthly for houses and simple villas, particularly in rural areas.
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How does rent vary by property type, like villas, apartments, or houses?
Villas dominate Bali's rental market with the widest price range from $700-$2,500 monthly for 1-2 bedroom units in prime areas.
Larger villas with 3+ bedrooms command $1,500-$5,000+ monthly, especially for exclusive beachfront or luxury properties with private pools and premium amenities. Rural villa rentals start from $500 monthly but offer fewer modern conveniences.
Apartments typically rent for $500-$1,000 monthly for smaller units, with luxury or prime location apartments reaching $1,500 monthly. The apartment market remains smaller than villas due to Bali's development patterns favoring low-rise properties.
Houses, primarily attracting local renters and budget-conscious expats, range from $300-$800 monthly in suburban or local neighborhoods. Short-term villa rentals achieve significantly higher rates at $100-$500 per night depending on location and amenities.
What's the typical price difference between smaller units and larger surface areas?
Small 1-2 bedroom units cost $700-$1,500 monthly in prime areas like Seminyak and Canggu, while quieter areas offer similar units for $300-$700 monthly.
Medium to large units with 3+ bedrooms command $1,500-$5,000+ monthly, with premiums for beachfront locations or luxury amenities. The cost per square meter decreases as property size increases, making larger units more cost-effective per square meter.
Per square meter pricing varies significantly by location: $1,000-$2,000 in Seminyak and Canggu, $300-$600 in Ubud, and $400-$900 in Uluwatu. Larger properties typically offer better value per square meter while commanding higher absolute rents.
Beachfront or ocean-view properties add 30-50% premium regardless of size, while properties with private pools or premium furnishings command 20-30% above standard rates.
How much does rent come to in total once you include fees, taxes, and maintenance costs?
Total rental costs exceed listing prices by 7-10% when including all fees, taxes, and maintenance expenses.
| Cost Component | Percentage/Amount | Description |
|---|---|---|
| Notary/Legal Fees | 1-2.5% of contract | Required for formal lease agreements |
| Property Tax (BPHTB) | 5% | Applicable to property transfers |
| Income Tax (PPH) | 2.5% for foreigners | Tax on rental income |
| Management Fees | 10-20% of rent | Full-service property management |
| Agent Fees | Up to 5% | Short-term rental commissions |
| Utilities | $50-$150/month | Electricity, water, internet |
Property management services, essential for many foreign investors, typically cost 10-20% of monthly rent for full-service management including tenant finding, maintenance coordination, and rent collection.
Utilities add $50-$150 monthly depending on air conditioning usage and property size, with electricity being the largest component due to tropical climate cooling needs.
What financing options or mortgage structures are common for investors in Bali?
Foreign investors face limited mortgage options in Bali, with most purchases requiring cash or external financing.
Foreigners can acquire property through leasehold arrangements or PT PMA company structures, but local Indonesian banks rarely provide mortgages to foreign individuals. Leasehold terms typically span 25-30 years upfront with renewal options.
International mortgage providers occasionally offer specialized financing for Indonesian properties, but these remain uncommon and require substantial down payments of 40-50%. Most foreign investors arrange financing through banks in their home countries or use personal capital.
Seller financing appears in some new developments but remains uncommon in the resale market. Cash purchases dominate the foreign investor market, making Bali primarily accessible to well-capitalized buyers.
The PT PMA company structure allows foreign ownership but requires Indonesian partners and compliance with local business regulations, adding complexity and ongoing costs to property ownership.
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What are the best strategies if you want to rent short-term versus long-term?
Short-term rentals generate higher nightly yields but require intensive management and face increasing government restrictions on rental licenses.
Short-term strategies work best in tourist zones like Seminyak, Canggu, and Uluwatu where nightly rates of $100-$500 can generate 7-15% annual yields. However, these properties experience higher turnover costs, more wear and tear, and require professional management services.
Long-term rentals provide stable income with lower yields but easier management, particularly appealing to expats and digital nomads seeking 6-12 month leases. These arrangements typically cost 30-50% less than short-term equivalents but offer predictable cash flow.
Successful short-term rental strategies require prime locations, high-quality furnishings, professional photography, and active management across multiple booking platforms. Government licensing requirements have become stricter, particularly in tourist-heavy areas.
Long-term strategies favor properties near coworking spaces, international schools, or business districts where expat professionals concentrate. These areas include Canggu's startup hub and Ubud's wellness community.
Can you give me example rental prices for different property types in popular locations?
Rental prices vary significantly by location and property type, with beach areas commanding premium rates.
| Area | 1BR Villa | 3BR Villa | Apartment | House |
|---|---|---|---|---|
| Seminyak | $1,500 | $4,000 | $1,200 | $800 |
| Canggu | $1,200 | $3,500 | $1,000 | $700 |
| Ubud | $750 | $2,500 | $600 | $400 |
| Nusa Dua | $900 | $2,200 | $1,000 | $600 |
| Sanur | $800 | $2,000 | $900 | $550 |
These prices represent typical monthly rents and vary based on specific amenities, views, and proximity to beaches or attractions. Premium properties with ocean views, private pools, or luxury furnishings command 20-50% above these baseline rates.
Short-term rates run significantly higher, with nightly prices ranging from $50-$200 for similar properties depending on season and booking platform.
Who are the main renter profiles—locals, expats, digital nomads, or tourists?
Bali's rental market serves four distinct tenant profiles with different location and property preferences.
Local Indonesians primarily rent houses and modest apartments in suburban areas like Denpasar and Tabanan, seeking affordable family housing close to employment centers. They typically prefer longer leases and basic amenities.
Expat professionals favor mid-term villa rentals in Canggu, Seminyak, and Ubud, often staying 6-12 months for work assignments or lifestyle changes. They prioritize modern amenities, reliable internet, and proximity to international communities.
Digital nomads choose flexible lease arrangements in areas with strong coworking scenes, particularly Canggu and Ubud. They prefer apartments or small villas near cafes and shared workspaces, typically staying 1-6 months.
Tourists dominate short-term villa rentals in Seminyak, Canggu, and Uluwatu, seeking beachfront properties with pools and luxury amenities for stays of 1-4 weeks. They drive the highest rental rates but create the most management complexity.
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 current vacancy rates across different property types and areas?
Vacancy rates in Bali vary significantly by property type and location, with tourist areas showing higher seasonal fluctuations.
Villas in Canggu and Seminyak maintain approximately 50% median occupancy for short-term rentals, with significant seasonal variations during peak tourist periods from July-August and December-January. These areas experience much higher occupancy during surfing season and holiday periods.
Apartments achieve better occupancy rates of 60-70% in Ubud and urban settings, benefiting from more stable long-term tenant demand from expats and digital nomads. New apartment developments further from tourism centers often struggle with lower occupancy rates.
Long-term rental properties maintain higher occupancy rates of 80-90% due to stable expat and local demand, particularly in areas like Sanur and established residential neighborhoods.
Tourist area vacancy rates spike during low season (February-June and September-November), while areas catering to long-term residents maintain more consistent occupancy year-round.
What kind of rental yields can investors expect, and how do they break down by property type and location?
Bali rental yields range from 5-15% annually depending on property type, location, and rental strategy.
| Area | Villa Yields | Apartment Yields | Strategy |
|---|---|---|---|
| Canggu | 7-15% | 6-12% | Short-term rental focus |
| Uluwatu | 7-15% | 5-10% | Luxury tourist market |
| Seminyak | 7-12% | 6-10% | Established rental market |
| Ubud | 5-10% | 5-8% | Lower property prices, stable demand |
| Sanur | 6-9% | 5-8% | Family market, long-term rentals |
Short-term rentals in tourist areas achieve the highest yields but require professional management and face seasonal fluctuations. Well-managed luxury properties in prime locations can exceed average yields significantly.
Long-term rental yields typically run 2-3% lower than short-term but offer more stable returns with lower management costs and vacancy risk.
How have average rents and yields changed compared with one year ago and five years ago, and what's the forecast for one, five, and ten years?
Bali's rental market experienced significant appreciation in 2024-2025, with villa prices increasing 30-50% and rents rising 20-35% in tourist areas.
The five-year trend shows steady price appreciation following the pandemic recovery, with yields remaining strong for short-term lettings as international tourism resumed. Digital nomad influx during 2020-2022 supported long-term rental demand even during tourism downturns.
2025 versus 2024 shows continued momentum with premium areas leading appreciation, driven by infrastructure improvements and increased foreign investment interest. Rental yields have stabilized at 7-12% for most properties after initial post-pandemic volatility.
One-year forecast (2026) suggests moderate rent increases of 10-15% in prime areas as tourism fully normalizes and digital nomad demand stabilizes. Infrastructure projects including the new airport expansion should support continued growth.
Five-year outlook (2025-2030) anticipates continued appreciation driven by foreign investment, tourism growth, and infrastructure development, with yields likely stabilizing at current levels. Ten-year forecast remains positive for prime coastal and cultural areas, though regulatory changes around foreign ownership could impact investment patterns.
It's something we develop in our Indonesia property pack.
How do Bali's rental prices and yields compare with other major lifestyle destinations or similar cities?
Bali offers slightly lower overall rental costs than comparable lifestyle markets but delivers higher rental yields ranging from 7-16%.
Compared to Phuket and Koh Samui in Thailand, Bali typically provides similar rental costs but superior return on investment due to stronger tourism demand and digital nomad popularity. Thai beach destinations often show yields of 5-10% versus Bali's 7-15%.
Jakarta presents higher capital values but lower rental yields of approximately 5-7%, making Bali more attractive for yield-focused investors. Mexico's Tulum and Costa Rica's beach towns show similar pricing patterns but often with less developed rental management infrastructure.
European lifestyle destinations like Portugal's Algarve or Spain's coastal areas command higher absolute rents but typically deliver lower yields of 4-8% due to higher purchase prices. Bali's combination of affordable entry costs and strong rental demand creates attractive yield opportunities.
Within Southeast Asia, Bali competes favorably with Da Nang, Vietnam and Langkawi, Malaysia, offering better tourism infrastructure and international tenant pools that support premium rental rates.
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 rental market offers compelling opportunities for investors seeking high yields in a premier lifestyle destination.
Success requires understanding local regulations, choosing appropriate property types for target markets, and implementing professional management strategies to maximize returns.
Sources
- Exotiq Property - Cost of Living in Bali
- Bali Solve - Cost to Live in Bali 2025
- Bali.com - Living Cost Guide
- Bali Villa Realty - Property Costs
- Bali Villa Realty - Villa Rental Costs
- BambooRoutes - Average House Price Bali
- Juwai Asia - Property Investment News
- Invest Land Bali - 2025 Market Trends
- Villa Bali Sale - Rental Income 2025
- Bali Villa Hub