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 is not one single property market but rather a collection of very different neighborhoods, each with its own price dynamics and buyer profiles.
This guide breaks down actual house prices in Bali as of early 2026, covering everything from budget-friendly options in Tabanan to premium villas in Seminyak, so you know exactly what to expect before you start looking.
We constantly update this blog post to reflect the latest market data and trends.
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.
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
How much do houses cost in Bali as of 2026?
What's the median and average house price in Bali as of 2026?
As of early 2026, the estimated median house price in Bali is around Rp 3.5 billion (approximately US$208,000 or €193,000), while the average house price sits higher at roughly Rp 5.5 billion (approximately US$327,000 or €304,000).
The typical price range that covers roughly 80% of house sales in Bali falls between Rp 1.5 billion and Rp 10 billion (approximately US$89,000 to US$595,000, or €83,000 to €553,000), reflecting the island's wide variety of housing options from modest homes to luxury villas.
The gap between the median and average prices in Bali reveals a market with a long luxury tail, meaning high-end villas in areas like Seminyak and Canggu pull the average up significantly even though most buyers purchase homes closer to the median.
At the median price of Rp 3.5 billion in Bali, a buyer can realistically expect a solid 2 to 3-bedroom house in areas like outer Denpasar, parts of Ubud, or less central Badung locations, typically with a modest garden and standard Indonesian finishes.
What's the cheapest livable house budget in Bali as of 2026?
As of early 2026, the minimum budget for a livable house in Bali is around Rp 600 million to Rp 900 million (approximately US$36,000 to US$54,000, or €33,000 to €50,000), though foreign buyers seeking clearer legal access and standard utilities should budget closer to Rp 900 million to Rp 1.5 billion (US$54,000 to US$89,000, or €50,000 to €83,000).
At this entry-level price point in Bali, "livable" typically means a basic but functional house that is not a teardown, usually with simple local-style construction, basic utilities, and modest interior finishes that may need some updating.
These cheapest livable houses in Bali are usually found in areas like Tabanan town, Kerambitan, Batuaji, and parts of North Bali such as Lovina, which are farther from the popular tourist zones but still offer reasonable access to daily amenities.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Bali here.
How much do 2 and 3-bedroom houses cost in Bali as of 2026?
As of early 2026, a typical 2-bedroom house in Bali costs around Rp 2 billion to Rp 3 billion (approximately US$119,000 to US$179,000, or €111,000 to €166,000), while a typical 3-bedroom house costs around Rp 2.5 billion to Rp 4.5 billion (approximately US$149,000 to US$268,000, or €139,000 to €249,000).
The realistic price range for a 2-bedroom house in Bali spans from Rp 1.3 billion in Denpasar's outer districts to Rp 6 billion in prime South Bali areas like Canggu or Seminyak (approximately US$77,000 to US$357,000, or €72,000 to €332,000), since location matters more than bedroom count in Bali's market.
For a 3-bedroom house in Bali, buyers can expect to pay anywhere from Rp 1.8 billion in typical Denpasar neighborhoods to Rp 9 billion in Badung's prime zones (approximately US$107,000 to US$536,000, or €99,000 to €498,000).
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Bali is around 25% to 40%, though this premium shrinks in premium areas where buyers are really paying for land and location rather than extra bedrooms.
How much do 4-bedroom houses cost in Bali as of 2026?
As of early 2026, a typical 4-bedroom house in Bali costs around Rp 5 billion to Rp 8 billion (approximately US$298,000 to US$476,000, or €277,000 to €443,000), with prices varying significantly between Denpasar city locations and prime Badung villa zones.
For a 5-bedroom house in Bali, the realistic price range is Rp 6 billion to Rp 15 billion (approximately US$357,000 to US$893,000, or €332,000 to €830,000), as these larger homes are typically villa-style properties in expat and tourism areas.
A 6-bedroom house in Bali generally falls in the Rp 10 billion to Rp 30 billion range (approximately US$595,000 to US$1.8 million, or €553,000 to €1.7 million), representing the luxury villa segment concentrated in hotspots like Seminyak and Canggu.
Please note that we give much more detailed data in our pack about the property market in Bali.
How much do new-build houses cost in Bali as of 2026?
As of early 2026, a typical new-build house in Bali costs around Rp 1.3 billion to Rp 3.5 billion (approximately US$77,000 to US$208,000, or €72,000 to €193,000) for Denpasar townhouse-style developments, while new villas in prime Badung zones range from Rp 5 billion to Rp 15 billion or more (approximately US$298,000 to US$893,000+, or €277,000 to €830,000+).
New-build houses in Bali typically carry a premium of 10% to 25% over comparable older houses in Denpasar-type markets, and 15% to 35% in prime villa markets where buyers value modern design and rental-ready finishes.
How much do houses with land cost in Bali as of 2026?
As of early 2026, a typical house with meaningful land in Bali (meaning 300 to 1,000+ square meters) costs around Rp 1.5 billion to Rp 3.5 billion (approximately US$89,000 to US$208,000, or €83,000 to €193,000) in non-prime areas, and Rp 6 billion to Rp 25 billion or more (approximately US$357,000 to US$1.5 million+, or €332,000 to €1.4 million+) in South Bali lifestyle markets.
In Bali, a "house with land" typically means a plot of 300 square meters or larger, since compact urban plots are more common in city areas like Denpasar, and buyers seeking space usually look to Ubud, Tabanan, or the outer edges of Badung.
We cover everything there is to know about land prices in Bali here.
Thinking of buying real estate in Bali?
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Where are houses cheapest and most expensive in Bali as of 2026?
Which neighborhoods have the lowest house prices in Bali as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Bali include Tabanan town, Kerambitan, Batuaji (all in Tabanan regency), and Lovina in North Bali's Buleleng regency.
In these cheapest Bali neighborhoods, typical house prices range from Rp 400 million to Rp 1.5 billion (approximately US$24,000 to US$89,000, or €22,000 to €83,000), with Tabanan district showing a median around Rp 600 million.
The main reason these neighborhoods have the lowest house prices in Bali is their distance from the international airport and popular beach tourism zones, combined with less developed infrastructure for expat amenities like international restaurants, coworking spaces, and English-speaking services.
Which neighborhoods have the highest house prices in Bali as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Bali are Seminyak (median around Rp 8.46 billion), Canggu (median around Rp 7 billion), and Sanur (median around Rp 5 billion), all located in the prime South Bali corridor.
In these most expensive Bali neighborhoods, typical house prices range from Rp 5 billion to Rp 30 billion or more (approximately US$298,000 to US$1.8 million+, or €277,000 to €1.7 million+), with luxury villas easily exceeding these figures.
These neighborhoods command the highest house prices in Bali because they offer walkable access to beaches, established expat infrastructure including international schools and medical clinics, plus strong rental yields from tourists seeking villa accommodations.
The typical buyer in these premium Bali neighborhoods is either a foreign investor looking for rental income from holiday villas, or an expat seeking a turnkey lifestyle property with modern Western-standard finishes and reliable management options.
How much do houses cost near the city center in Bali as of 2026?
As of early 2026, a typical house near Denpasar's commercial core (around Pasar Badung, Plaza Renon, and Duta Plaza) costs around Rp 2.8 billion to Rp 3.8 billion (approximately US$167,000 to US$226,000, or €155,000 to €210,000).
Houses near major transit points in Bali, such as Terminal Ubung and Terminal Kreneng, typically cost around Rp 2.5 billion to Rp 2.9 billion (approximately US$149,000 to US$173,000, or €139,000 to €161,000), while properties near Pelabuhan Benoa port are higher at around Rp 4.5 billion.
Houses near top-rated schools in Bali, such as UNDIKNAS (Universitas Pendidikan Nasional Denpasar) and UHN IGBS (Universitas Hindu Negeri I Gusti Bagus Sugriwa), typically cost around Rp 2.7 billion to Rp 2.9 billion (approximately US$161,000 to US$173,000, or €150,000 to €161,000).
Houses in expat-popular areas in Bali, specifically Canggu, Seminyak, Sanur, and Ubud, typically cost between Rp 4 billion and Rp 8 billion (approximately US$238,000 to US$476,000, or €221,000 to €443,000), with Seminyak and Canggu at the higher end.
We actually have an updated expat guide for Bali here.
How much do houses cost in the suburbs in Bali as of 2026?
As of early 2026, a typical house in the suburbs of Bali, meaning outer Denpasar districts like Denpasar Utara and Denpasar Timur, costs around Rp 2.2 billion to Rp 2.6 billion (approximately US$131,000 to US$155,000, or €122,000 to €144,000).
The typical price difference between suburban houses and city-center or prime-zone houses in Bali is around 30% to 50% lower, meaning buyers can save Rp 1 billion to Rp 3 billion or more by choosing outer districts over premium locations like Sanur or Renon.
The most popular suburbs for house buyers in Bali include outer Denpasar districts (Denpasar Utara, Denpasar Timur), Kediri in Tabanan for those seeking more space, and fringe areas of Badung that are not in the beach-core zones.
What areas in Bali are improving and still affordable as of 2026?
As of early 2026, the top areas in Bali that are improving and still affordable for house buyers include Kediri (Tabanan), Kerobokan (less expensive than core Seminyak), and parts of North Bali around Lovina.
In these improving yet affordable Bali areas, current typical house prices range from Rp 600 million to Rp 3 billion (approximately US$36,000 to US$179,000, or €33,000 to €166,000), depending on exact location and proximity to established amenities.
The main sign of improvement driving buyer interest in these Bali areas is the expansion of cafes, coworking spaces, and health food stores catering to digital nomads, which signals incoming infrastructure investment without the peak prices of Canggu or Seminyak core.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Bali.
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 extra costs should I budget for a house in Bali right now?
What are typical buyer closing costs for houses in Bali right now?
The estimated typical total closing cost for house buyers in Bali is around 6% to 10% of the purchase price, which should be budgeted on top of the agreed sale amount.
The main closing cost categories in Bali include BPHTB (property acquisition tax) at around 5% of the price minus a small allowance, notary and PPAT fees at 0.5% to 1.5%, due diligence and legal checks at Rp 10 million to Rp 30 million (approximately US$600 to US$1,800, or €560 to €1,670), and potential agent fees of 1% to 3%.
The single largest closing cost category for house buyers in Bali is the BPHTB (Bea Perolehan Hak atas Tanah dan Bangunan) property transfer tax, which alone accounts for nearly 5% of the purchase price under Denpasar's official tax regulation.
We cover all these costs and what are the strategies to minimize them in our property pack about Bali.
How much are property taxes on houses in Bali right now?
The estimated typical annual property tax (PBB-P2) for a house in Bali ranges from Rp 1 million to Rp 6 million for mid-range homes (approximately US$60 to US$357, or €56 to €332), and Rp 6 million to Rp 20 million or more for higher-end properties (approximately US$357 to US$1,190+, or €332 to €1,107+).
Property tax in Bali is calculated based on the NJOP (government-assessed tax value, which is often lower than market value), with rates of 0.1% per year for NJOP up to Rp 1 billion and 0.2% per year for NJOP above Rp 1 billion, minus a non-taxable allowance of Rp 15 million per taxpayer.
If you want to go into more details, we also have a page with all the property taxes and fees in Bali.
How much is home insurance for a house in Bali right now?
The estimated typical annual home insurance cost for a house in Bali is around 0.1% to 0.3% of the insured building value, meaning a house valued at Rp 3 billion might cost Rp 3 million to Rp 9 million per year to insure (approximately US$180 to US$536, or €167 to €498).
The main factors that affect home insurance premiums for houses in Bali include proximity to the coast (wind and flood exposure), construction materials (wood versus concrete), building age, luxury finishes, and whether you want broader coverage like earthquake or volcanic activity protection.
What are typical utility costs for a house in Bali right now?
The estimated typical total monthly utility cost for a house in Bali is around Rp 550,000 to Rp 2 million (approximately US$33 to US$119, or €31 to €111) for a normal household, rising to Rp 2 million to Rp 5 million or more (approximately US$119 to US$298+, or €111 to €277+) for AC-heavy homes or those with pools.
The breakdown of main utility categories for houses in Bali includes electricity at Rp 400,000 to Rp 4 million per month (depending on AC and pool pump usage), water (PDAM) at Rp 150,000 to Rp 600,000 per month, and internet at around Rp 300,000 to Rp 500,000 per month.
What are common hidden costs when buying a house in Bali right now?
The estimated total of common hidden costs that house buyers in Bali often overlook is around Rp 30 million to Rp 100 million or more (approximately US$1,800 to US$6,000+, or €1,670 to €5,580+), depending on property complexity and the buyer's specific situation.
Typical inspection fees buyers should expect when purchasing a house in Bali range from Rp 5 million to Rp 15 million or more (approximately US$300 to US$890+, or €280 to €830+), covering structural assessment, electrical and plumbing checks, and damp or termite evaluation.
Other common hidden costs beyond inspections when buying a house in Bali include certificate and zoning verification, building permit status checks, access road or right-of-way resolution, renovation needs due to humidity damage, pool maintenance setup, and bilingual contract translation for foreign buyers.
The hidden cost that tends to surprise first-time house buyers in Bali the most is the expense of resolving access road or right-of-way issues, since many villa lanes have informal arrangements that can require negotiation or formalization before purchase.
You will find here the list of classic mistakes people make when buying a property in Bali.
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What do locals and expats say about the market in Bali as of 2026?
Do people think houses are overpriced in Bali as of 2026?
As of early 2026, the general sentiment among locals and expats is that houses in prime South Bali areas like Canggu and Seminyak feel overpriced, while many recognize that affordable options still exist in Tabanan, North Bali, and outer Denpasar.
Houses in Bali typically stay on the market for 1 to 3 months if well-priced in mainstream areas, 2 to 6 months for prime villa-style properties, and 6 to 12 months or longer for luxury trophy villas that need the right buyer.
The main reason expats give for feeling house prices are too high in parts of Bali is the dramatic gap between Seminyak's median of around Rp 8.5 billion and Tabanan's median of around Rp 600 million, which makes "Bali prices" feel misleading when people really mean "prime Badung prices."
Compared to one or two years ago, current sentiment on house prices in Bali has shifted toward acceptance that prime areas will stay expensive, with more buyers now actively considering value alternatives in Tabanan, Lovina, or emerging pockets of Badung.
You'll find our latest property market analysis about Bali here.
Are prices still rising or cooling in Bali as of 2026?
As of early 2026, house prices in Bali are generally stable, with Denpasar's market showing minimal fluctuation and prime Badung areas maintaining high price levels without significant upward or downward movement.
The estimated year-over-year house price change in Bali is close to flat overall, though this masks micro-market variation where some Canggu and Seminyak pockets remain firm while less accessible or noisier locations have become more negotiable.
Experts and locals expect house prices in Bali over the next 6 to 12 months to remain largely stable in prime zones, with potential softening in overbuilt villa areas and continued value opportunities in Tabanan and North Bali for patient buyers.
Finally, please note that we have covered property price trends and forecasts for Bali here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Indonesia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Bali, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Rumah123 Denpasar | Indonesia's largest property portal with area-level median statistics. | We used it to anchor Denpasar house prices with district medians like Sanur and Renon. We also used its "near schools/shops/transit" data for location-specific pricing. |
| Rumah123 Badung | Covers prime South Bali where most expat purchases happen. | We used it to price expensive areas like Canggu, Seminyak, and Jimbaran. We built "most expensive vs cheapest" comparisons using these medians. |
| Rumah123 Ubud | Provides local medians for Bali's distinct inland lifestyle market. | We used it to represent the Ubud premium market with named reference points. We triangulated Bali-wide prices using Ubud data beyond beach zones. |
| Rumah123 Tabanan | Large sample of asking prices in a value regency. | We used it to price Bali's cheaper end with real place names like Kediri. We established minimum livable house budgets using these medians. |
| Rumah123 Lovina | Represents North Bali affordability with current listings. | We used it to ensure our cheap-end estimates cover all of Bali. We cross-checked that sub-Rp 1 billion houses exist outside South Bali. |
| Denpasar Tax Law (Perda 5/2024) | Official local government legal document for property taxes. | We used it to quantify BPHTB rates (5% with allowance) and PBB-P2 tiers. We ensured closing cost and annual tax estimates are legally accurate. |
| Kontan / Bank Indonesia | Major business publisher citing official BI exchange rates. | We used it to pin a consistent USD/IDR rate around Rp 16,801 for all conversions. We kept currency comparisons simple and comparable throughout. |
| PLN Tariff Table | National electricity utility's official rate schedule. | We used it to give actual Rp/kWh numbers for utility budgeting. We translated official tariffs into monthly household bill examples. |
| Ministry of Energy (ESDM) | Official government press release on electricity tariff policy. | We used it to confirm Q1 2026 tariffs did not increase. We validated that current PLN rates remain the applicable basis. |
| PDAM Denpasar | Official local water utility for Denpasar households. | We used it to ground water-cost budgeting in official tariff logic. We converted tariff rules into practical monthly household ranges. |
| PP 18/2021 (Land Rights) | National regulation on land rights including foreigner rules. | We used it to frame what foreigners can legally hold in Indonesia. We kept the article realistic about the Bali buying process. |
| PP 103/2015 (Foreign Ownership) | Government regulation explicitly addressing foreigner housing rights. | We used it to explain the Hak Pakai route foreigners commonly use. We provided legal context for interpreting Bali house listings. |
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