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
As of September 2025, foreign investors can still find promising property opportunities in Bali under $200,000 USD, particularly in emerging neighborhoods and leasehold villa markets.
While established hotspots like central Canggu and prime Seminyak have largely moved beyond this budget range, several areas offer strong growth potential with rental yields reaching 12-20% annually in strategic locations.
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.
Under $200,000 USD, foreign buyers can access 1-2 bedroom leasehold villas in Ubud, Uluwatu periphery, Tabanan, and North Bali, with rental yields of 8-20% depending on location.
The strongest appreciation areas include Canggu (10-15% annually), Pererenan, and Tabanan, while emerging zones like North Bali offer 30-50% lower entry costs compared to established hotspots.
| Area | Property Type Under $200K | Annual Rental Yield | Price Appreciation (3-year) | Land Cost per m² |
|---|---|---|---|---|
| Ubud (outskirts) | 1-2BR leasehold villas, small plots | 8-12% | Moderate growth | $120-180 |
| Uluwatu/Bukit fringe | 1BR villas, off-plan units | 12-18% | 10-15% annually | $150-200 |
| Tabanan (Cepaka, Seseh) | 2-3BR villas, land plots | 8-14% | Strong emerging growth | $100-150 |
| North Bali (Lovina area) | Villas, larger land plots | 8-12% | Early-stage growth | $80-120 |
| Pererenan | 1-2BR leasehold villas | 12-16% | 10-12% annually | $180-220 |
| Sanur | Limited under $200K | 10-14% | Steady growth | $200-250 |
| East Ungasan | Off-plan villas, small units | 10-15% | Moderate growth | $130-180 |
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
How much land or villa can I actually buy in Bali today for under $200k, and in which neighborhoods?
In September 2025, your $200,000 budget can secure leasehold villas and small land plots across several promising Bali neighborhoods.
You can find 1-2 bedroom leasehold villas under $200,000 in Ubud outskirts, Uluwatu periphery areas like Nyang-Nyang and Pecatu, Tabanan districts including Cepaka and Seseh, parts of Seminyak like Bidadari, and emerging zones such as East Ungasan and North Bali. These properties typically offer 80-150m² land sizes with lease terms ranging from 20-30 years.
Land plots under 300m² are available in Tabanan, North Bali, Ubud outskirts, and select Bukit Peninsula locations for under $200,000. However, central Canggu, prime Berawa, and central Seminyak have largely moved beyond this price range for quality properties.
The most accessible options include off-plan developments, newly renovated compact villas, and properties in transitioning neighborhoods where infrastructure improvements are driving future value growth.
It's something we develop in our Indonesia property pack.
Which Bali areas have shown the strongest year-on-year price appreciation in the past 3 years?
Canggu leads Bali's property appreciation with consistent annual price growth of 10-15% from 2022 to 2025.
Seminyak and Uluwatu follow closely with similar appreciation rates, driven by strong tourism demand and limited available land. Canggu specifically stands out as the "hottest short-term growth area" with land prices reaching $214-270 per square meter and villa construction costs of $3,400-4,200 per square meter.
Emerging spillover zones have captured significant growth momentum, including Pererenan, Umalas, Jimbaran, and Sanur, which benefited from buyers priced out of prime locations. These areas experienced accelerated appreciation as infrastructure improved and digital nomad populations expanded.
Tabanan and North Bali represent the next wave of growth potential, currently trading at 30-50% discounts to established hotspots but positioned for long-term catch-up as accessibility improves through planned infrastructure projects.
The appreciation patterns reflect Bali's maturation as an investment destination, with price premiums concentrating in areas offering the strongest combination of lifestyle appeal, rental income potential, and scarcity value.
What are the average rental yields in different Bali regions like Canggu, Ubud, Sanur, and North Bali?
Rental yields vary significantly across Bali regions, with tourist-heavy zones commanding the highest returns.
| Region | Short-term Rental Yield | Long-term Rental Yield | Occupancy Rate |
|---|---|---|---|
| Canggu | 15-20% | 8-12% | 75-90% |
| Seminyak | 12-18% | 8-10% | 75-85% |
| Uluwatu | 12-20% | 7-11% | 70-85% |
| Ubud | 8-14% | 6-10% | 60-75% |
| Sanur | 10-14% | 7-11% | 65-80% |
| North Bali | 8-12% | 5-9% | 50-65% |
| Tabanan | 8-15% | 6-10% | 55-70% |
How do occupancy rates compare between tourist-heavy zones and more emerging areas?
Tourist-heavy zones maintain significantly higher occupancy rates than emerging areas, but the gap is narrowing.
Established zones like Canggu, Seminyak, and Uluwatu achieve 75-90% peak occupancy rates during high season, with properties frequently booked months in advance. These areas benefit from concentrated tourism infrastructure, established marketing channels, and strong brand recognition among international visitors.
Emerging areas including Tabanan, North Bali, and outer Ubud currently operate at 50-65% occupancy rates, but show improving off-season resilience as digital nomad populations grow. These locations attract longer-stay visitors seeking authentic experiences and lower costs, creating more stable year-round demand patterns.
The occupancy differential reflects tourism distribution patterns, but infrastructure improvements and changing traveler preferences are gradually expanding high-occupancy zones beyond traditional hotspots. Properties in emerging areas with unique positioning or superior management can achieve occupancy rates approaching established zones.
Smart investors in emerging areas focus on properties that capture the lifestyle appeal driving tourism growth while benefiting from lower entry costs and competition levels.
What infrastructure projects are planned or underway in Bali that could push certain areas' values up?
Several major infrastructure projects are reshaping Bali's accessibility and development patterns, creating new value opportunities.
The Gilimanuk-Mengwi toll road project significantly improves access to West and North Bali, reducing travel times from Denpasar and tourist centers. This connectivity enhancement is driving land speculation in Tabanan and North Bali regions previously considered too remote for tourism or expat living.
A proposed new airport project in North Bali would transform the region's accessibility, potentially replicating the development patterns seen around Ngurah Rai Airport in South Bali. While still in planning stages, this project has already influenced land acquisition strategies in Singaraja and Lovina areas.
Ongoing road and utility improvements throughout the Bukit Peninsula and Uluwatu region continue expanding developable land areas, with new access roads opening previously inaccessible cliff-top and hillside locations for premium developments.
Water infrastructure upgrades across the island address one of the primary constraints on development density, particularly benefiting areas like Tabanan and East Bali where water availability previously limited construction activity.
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Which zones are still undervalued compared to nearby hot spots, and by how much per square meter?
Several zones offer substantial value opportunities compared to established hotspots, with price differentials of 30-50% for similar lifestyle appeal.
Tabanan trades at $100-150 per square meter compared to Canggu's $214-270 per square meter, representing a 40-50% discount despite offering similar surf access, rice field views, and cultural authenticity. Villa construction costs in Tabanan also run 30-40% lower than prime South Bali locations.
North Bali, particularly around Lovina and Singaraja, offers land at $80-120 per square meter compared to $200+ in Sanur or Seminyak. This 50-60% discount provides access to beachfront locations, cooler temperatures, and authentic Balinese village life with improving connectivity to the south.
Pererenan, while closer to Canggu, still trades at $180-220 per square meter versus central Canggu's premium pricing, offering a 15-25% discount for locations just 10-15 minutes away from the main Canggu scene.
East Ubud and outer Ubud areas provide 20-35% savings compared to central Ubud locations while maintaining access to the cultural and wellness offerings that define the Ubud experience.
These price differentials reflect infrastructure maturity and marketing development rather than fundamental lifestyle quality differences, creating arbitrage opportunities for informed buyers.
How easy is it to rent out properties in each area—short-term vs. long-term—and what are the regulations?
Rental regulations and market dynamics vary significantly across Bali regions, with increasing regulatory scrutiny on short-term rentals.
Short-term rental demand remains intense in tourism centers like Canggu, Seminyak, and Uluwatu, but local licensing requirements and banjar (village) permissions have become critical compliance factors. Zoning enforcement is tightening, particularly for properties in residential areas not designated for tourism use.
Long-term rental markets offer steadier income streams in areas like Sanur, Ubud, and North Bali, with less regulatory complexity and growing demand from digital nomads and long-stay expats. These markets experience less seasonal volatility and often face fewer local government restrictions.
Foreigners must operate through leasehold structures (hak sewa), which typically run 20-30 years and can be renewed. Right-of-use arrangements through PMA (foreign investment) companies provide more operational flexibility for rental businesses but require higher investment thresholds and ongoing compliance costs.
Success in rental markets increasingly depends on proper legal structure, local relationship management, and professional property management services rather than just location selection.
It's something we develop in our Indonesia property pack.
What types of properties (land, off-plan villas, finished units) are still available under $200k in high-growth spots?
Under $200,000, the Bali property market offers primarily leasehold opportunities with varying completion stages and locations.
1. **Off-plan leasehold villas** in emerging high-growth areas like outer Uluwatu, Tabanan, and North Bali, typically 1-2 bedrooms with 20-30 year lease terms2. **Small finished leasehold villas** in transitioning neighborhoods, often requiring minor renovations or updates to maximize rental potential3. **Land plots under 300m²** in areas with strong growth trajectories, particularly Tabanan, North Bali, and outer Bukit Peninsula locations4. **Compact resale units** in established areas where sellers need quick liquidity, sometimes offering below-market opportunities5. **Joint venture opportunities** with Indonesian partners for larger projects, though these require careful legal structuring and higher risk toleranceThe $200,000 threshold typically excludes freehold opportunities, which command significant premiums due to foreign ownership restrictions. Most opportunities require leasehold arrangements or nominee company structures with associated legal complexities and ongoing costs.
What are the key differences in appreciation between freehold, leasehold, and right-of-use structures in Bali?
Property ownership structures significantly impact appreciation potential and investment returns in Bali's foreign-restricted market.
Freehold properties (hak milik) deliver the strongest appreciation but remain largely inaccessible to foreign buyers without Indonesian partners or complex nominee arrangements. These properties maintain full value throughout ownership and command premium pricing due to scarcity and unrestricted transferability.
Leasehold properties (hak sewa) experience appreciation during the early years of the lease term but face value depreciation as the lease approaches expiration. Properties with 25-30 year terms remaining typically achieve 70-90% of comparable freehold appreciation rates, while properties with less than 10 years remaining may experience value stagnation or decline despite market growth.
Right-of-use arrangements through PMA companies provide operational flexibility and longer-term control but require ongoing compliance costs and corporate maintenance. These structures can achieve appreciation rates similar to leasehold properties while offering more management control and potential lease renewal advantages.
The appreciation differential between structures typically ranges from 15-30%, with freehold commanding the highest values, followed by long-term leasehold, then shorter-term arrangements. Smart buyers focus on lease terms, renewal options, and exit strategies when evaluating different ownership structures.
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.
Which regions attract a growing expat or digital nomad community that boosts housing demand?
Several Bali regions are experiencing rapid expat and digital nomad population growth, creating sustained housing demand.
Canggu leads in digital nomad attraction with its combination of surf culture, co-working spaces, and vibrant nightlife scene. The area has developed comprehensive infrastructure for remote workers including reliable internet, western-style cafes, and networking events that create community anchoring effects.
Pererenan and outer Canggu areas capture overflow demand from professionals seeking quieter environments while maintaining access to the main Canggu ecosystem. These areas attract longer-term residents who prefer residential calm over tourist intensity.
Ubud appeals to digital nomads focused on wellness, creativity, and cultural immersion, with growing populations of remote workers in creative industries, wellness coaching, and online education. The area's established yoga and wellness infrastructure creates natural community networks.
Sanur and Berawa attract long-stay expats and families seeking more permanent residence, including retirees and entrepreneurs establishing Bali-based businesses. These areas offer more stable, less transient populations that support long-term rental demand.
Emerging communities in Jimbaran, Tabanan, Seseh, and Bingin represent early-stage growth opportunities where infrastructure development follows expat settlement patterns, creating potential appreciation catalysts.
How do daily tourist arrival numbers and hotel occupancy data break down by region?
Tourism distribution patterns across Bali regions reveal significant concentration effects that drive property demand and rental markets.
Canggu, Seminyak, and Uluwatu consistently receive the highest tourist arrivals and maintain hotel/villa occupancy rates regularly exceeding 80% during peak seasons. These areas benefit from established tourism infrastructure, international airport proximity, and strong marketing presence in global booking platforms.
Ubud and Sanur maintain slightly lower but more stable occupancy patterns around 60-75%, with resilience due to diverse visitor bases including cultural tourists, wellness travelers, and digital nomads seeking longer stays rather than beach-focused short trips.
North Bali and Tabanan regions currently capture smaller shares of total arrivals but show growing interest from travelers seeking authentic experiences and lower costs. These areas particularly attract European visitors during high season and regional travelers year-round.
The tourism concentration creates rental income opportunities that mirror arrival patterns, with properties in high-arrival zones commanding premium rates but facing more seasonal volatility, while emerging areas offer steadier but lower absolute returns with significant upside potential as infrastructure improves.
It's something we develop in our Indonesia property pack.
Which Bali areas offer the best balance of lifestyle appeal, investment upside, and entry-level affordability under $200k?
Several Bali areas provide optimal combinations of lifestyle quality, growth potential, and accessibility within a $200,000 budget.
Ubud outskirts offer the strongest lifestyle-investment balance with cultural richness, natural beauty, wellness infrastructure, and 8-12% rental yields while maintaining reasonable entry costs. These areas provide authentic Balinese experiences with growing digital nomad communities and expanding villa rental markets.
Uluwatu and Bukit Peninsula fringe areas deliver premium lifestyle appeal with world-class surf breaks, dramatic cliff-top settings, and strong tourism demand generating 12-18% rental yields. Infrastructure improvements continue expanding accessible development areas within budget constraints.
Tabanan, particularly areas like Cepaka and Seseh, combines surf access, rice field views, authentic village life, and significant cost advantages over established hotspots. These locations offer 30-50% savings on entry costs while positioning for infrastructure-driven appreciation as connectivity improves.
North Bali, especially around Lovina and Singaraja, provides beachfront access, cooler temperatures, cultural authenticity, and the largest land sizes available under $200,000. While currently offering lower rental yields (8-12%), the region represents the highest appreciation potential as planned infrastructure projects improve accessibility.
Pererenan balances proximity to Canggu's energy with residential tranquility, offering reasonable entry costs and strong rental potential while avoiding the peak pricing and crowding of central locations.
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.
For investors with under $200,000 budgets, Bali's property market offers compelling opportunities in emerging areas adjacent to established hotspots, with leasehold structures providing the most accessible entry points.
The best strategy combines location selection in high-growth potential areas like Tabanan and North Bali with professional property management to maximize rental returns while positioning for infrastructure-driven appreciation over the next 5-10 years.
Sources
- Osiris Investissements - Villas Under USD 200,000 in Bali
- Bali Exception - Villas for Sale Under 200K
- BambooRoutes - Bali Property Market Trends
- Bali Home Immo - Villa for Sale Below 150K USD
- HolProp - Bali Properties Under 200,000
- BambooRoutes - Bali Real Estate Market Trends
- BambooRoutes - Average Rental Yield Bali
- Mel Francis Villas - Buying Property in Bali Investment Guide
- Bali Exception - Real Estate Prices and Costs
- Bali Exception - Bali Villas for Sale