As of 2026, houses in Bali are expensive in the main expat and beach areas, but Bali still has cheaper livable houses in inland Tabanan, Buleleng, Denpasar edges, and parts of Gianyar.
[VARIABLE INTRO GREEN HTML] [VARIABLE COVER HTML]We constantly update this blog post so buyers can read fresh house price data for Bali in 2026.
House prices in Bali in 2026 change a lot from one area to another, so a budget that works in Tabanan may not work in Canggu or Sanur.
This guide focuses only on houses in Bali, including normal family houses, villa-style houses, and houses with land.
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.
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 2026, the estimated median house price in Bali is about Rp 3.3 billion, or about $202,000 and €175,000, while the estimated average house price in Bali is about Rp 5.2 billion, or about $319,000 and €275,000.
For most house buyers in Bali in 2026, the realistic price range that covers roughly 80% of normal house purchases is about Rp 900 million to Rp 12 billion, or about $55,000 to $736,000 and €48,000 to €635,000.
The average house price in Bali is higher than the median because expensive villa-style houses in Badung, Sanur, Uluwatu, Seminyak, Canggu, Pererenan, and central Ubud pull the average up.
At the median price in Bali in 2026, a buyer can usually expect a simple 2 or 3-bedroom house in Denpasar, Tabanan, Gianyar, Dalung, Kerobokan, or a non-prime part of Badung, but not a prime beach villa.
What's the cheapest livable house budget in Bali as of 2026?
As of 2026, the cheapest realistic budget for a livable house in Bali is about Rp 900 million to Rp 1.2 billion, or about $55,000 to $74,000 and €48,000 to €64,000.
At this entry price in Bali, livable usually means a small local house with basic finishes, road access that must be checked carefully, limited outdoor space, and no true luxury villa feel.
The cheapest livable houses in Bali are usually found in inland Tabanan, Kediri, Penebel, Baturiti, Singaraja, Lovina inland, Sesetan, Sidakarya, Kesiman, Sukawati, Blahbatuh, Payangan, and parts of Karangasem.
[VARIABLE WHAT YOU CAN GET BUDGET]For a foreign buyer in Bali, the practical floor is often closer to Rp 1.8 billion to Rp 2.5 billion, or about $110,000 to $153,000 and €95,000 to €132,000, because clean access, better paperwork, and rental-friendly layouts cost more.
How much do 2 and 3-bedroom houses cost in Bali as of 2026?
As of 2026, a 2-bedroom house in Bali typically costs about Rp 1.6 billion to Rp 3.2 billion, or about $98,000 to $196,000 and €85,000 to €169,000, while a 3-bedroom house usually costs about Rp 2.5 billion to Rp 5.5 billion, or about $153,000 to $337,000 and €132,000 to €291,000.
A realistic 2-bedroom house range in Bali in 2026 is about Rp 1.6 billion to Rp 6.5 billion, or about $98,000 to $399,000 and €85,000 to €344,000, because a 2-bedroom villa in Canggu can cost much more than a local house in Tabanan.
A realistic 3-bedroom house range in Bali in 2026 is about Rp 2.5 billion to Rp 12 billion, or about $153,000 to $736,000 and €132,000 to €635,000, with the top end mostly in Canggu, Sanur, Pererenan, Seminyak, Uluwatu, and Jimbaran.
Moving from a 2-bedroom house to a 3-bedroom house in Bali usually adds about 30% to 70%, but the premium is bigger when the third bedroom creates a better villa rental product.
How much do 4-bedroom houses cost in Bali as of 2026?
As of 2026, a 4-bedroom house in Bali typically costs about Rp 4 billion to Rp 10 billion, or about $245,000 to $613,000 and €212,000 to €529,000, in normal good areas and more in prime villa zones.
A 5-bedroom house in Bali usually costs about Rp 7 billion to Rp 20 billion, or about $429,000 to $1.23 million and €370,000 to €1.06 million, with prime villas reaching higher prices.
A 6-bedroom house in Bali usually costs about Rp 10 billion to Rp 35 billion, or about $613,000 to $2.15 million and €529,000 to €1.85 million, while trophy compounds in Canggu, Seminyak, Uluwatu, Sayan, and beachfront-style locations can go far above that.
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 2026, a new-build house or villa-style house in Bali typically costs about Rp 4.7 billion, or about $288,000 and €249,000, with many 2 and 3-bedroom projects between Rp 3 billion and Rp 7 billion, or about $184,000 to $429,000 and €159,000 to €370,000.
New-build houses in Bali usually carry a 25% to 45% premium over older resale houses, especially in Canggu, Pererenan, Berawa, Uluwatu, Sanur, and other areas where developers sell turnkey rental design.
How much do houses with land cost in Bali as of 2026?
As of 2026, a house with meaningful land in Bali typically costs about Rp 2.5 billion to Rp 8 billion, or about $153,000 to $491,000 and €132,000 to €423,000, in inland or practical areas.
In Bali, a house with land usually means at least 250 to 500 square meters of land, or about 2.5 to 5 are, because smaller plots often feel more like compact town houses than land-led homes.
[VARIABLE HOW MUCH LAND]In premium Bali locations such as Canggu, Pererenan, Seminyak, Sanur beachside, Bingin, Padang Padang, Sayan, and Jimbaran, the same idea can cost Rp 12 billion to Rp 40 billion, or about $736,000 to $2.45 million and €635,000 to €2.12 million.
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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 2026, the lowest house prices in Bali are usually in Kediri, Penebel, Baturiti, Singaraja, Lovina inland, Sesetan, Sidakarya, Kesiman, Sukawati, Blahbatuh, Payangan, Amlapura, and Candidasa inland.
In these cheaper Bali areas, a normal livable house usually costs about Rp 900 million to Rp 2.5 billion, or about $55,000 to $153,000 and €48,000 to €132,000.
These Bali neighborhoods are cheaper because many houses are farther from beach rental demand, have narrower local roads, sit outside the main expat school corridors, or need more careful permit checks.
Which neighborhoods have the highest house prices in Bali as of 2026?
As of 2026, the three highest-price house areas in Bali are Canggu and Berawa, Pererenan, and Seminyak and Petitenget, with Sanur beachside, Uluwatu, Jimbaran hill, and Sayan also very expensive.
In these premium Bali neighborhoods, good houses often cost Rp 7.5 billion to Rp 25 billion, or about $460,000 to $1.53 million and €397,000 to €1.32 million.
These areas command the highest house prices in Bali because buyers pay for scarce clean land, beach or lifestyle access, rental income potential, and ready-made management ecosystems.
The typical buyer in these premium Bali neighborhoods is a foreign investor, expat family, lifestyle buyer, or high-income Indonesian buyer who wants a house that can also work as a rental villa.
How much do houses cost near the city center in Bali as of 2026?
As of 2026, houses near Bali’s practical city center in Denpasar, especially Renon, Panjer, Dangin Puri, Sumerta, and central Denpasar, usually cost Rp 2.4 billion to Rp 5.5 billion, or about $147,000 to $337,000 and €127,000 to €291,000.
Near major transit and road hubs in Bali, houses around Sanur Harbour, By Pass Ngurah Rai, Tuban, Jimbaran, Sunset Road, and Kerobokan usually cost Rp 2.5 billion to Rp 12 billion, or about $153,000 to $736,000 and €132,000 to €635,000.
Near top Bali schools such as Green School, Canggu Community School, Bali Island School, Dyatmika School, Australian Independent School, and ProEd Global School, houses usually cost Rp 2.5 billion to Rp 18 billion, or about $153,000 to $1.1 million and €132,000 to €952,000.
In expat-popular Bali areas such as Canggu, Berawa, Pererenan, Umalas, Kerobokan, Sanur, Ubud, Penestanan, Sayan, Jimbaran, and Uluwatu, houses usually cost Rp 3 billion to Rp 20 billion, or about $184,000 to $1.23 million and €159,000 to €1.06 million.
[VARIABLE EXPAT GUIDE]How much do houses cost in the suburbs in Bali as of 2026?
As of 2026, suburban houses in Bali usually cost about Rp 1.8 billion to Rp 4.5 billion, or about $110,000 to $276,000 and €95,000 to €238,000.
Compared with central Denpasar and the main expat belt, suburban houses in Bali are often 20% to 50% cheaper, although the discount can disappear when the suburb has quick access to Canggu, Sanur, or Ubud.
The most popular Bali suburbs for house buyers in 2026 are Dalung, Buduk, Tumbak Bayuh, Sukawati, Blahbatuh, Sidakarya, Sesetan, Kediri, and parts of Tabanan close to the west-coast growth corridor.
What areas in Bali are improving and still affordable as of 2026?
As of 2026, the best improving yet still affordable Bali areas for house buyers are Kedungu, Nyanyi inland, Tumbak Bayuh, Buduk, Dalung, Sukawati, Blahbatuh, Sidakarya, Kesiman, Kediri, and parts of inland Tabanan.
In these improving Bali areas, a practical house usually costs Rp 1.8 billion to Rp 5.5 billion, or about $110,000 to $337,000 and €95,000 to €291,000.
The main sign of improvement is not just more cafes or villas, but better spillover demand from Canggu, Pererenan, Sanur, Ubud, and Denpasar school and road corridors.
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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?
For a house in Bali right now, a buyer should usually budget 7% to 12% of the purchase price for a normal titled purchase, and about 2% to 5% for a simpler leasehold transaction.
The main Bali closing costs are BPHTB at about 5% of taxable acquisition value, notary and PPAT fees at about 0.5% to 1.5%, legal checks at about 0.5% to 1.5%, and VAT on some developer sales.
The largest buyer closing cost in Bali is usually BPHTB, although VAT can become the largest extra cost when a new-build house is sold by a taxable developer and the price does not already include tax.
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?
For a normal house in Bali right now, annual property tax is often about Rp 2 million to Rp 15 million, or about $120 to $920 and €105 to €795, although large villas on high-value land can pay more.
Property tax on houses in Bali is based on local land and building values, so the bill depends on the assessed value, the regency, the land class, and whether the property is a normal home or a high-value villa.
[VARIABLE PROPERTY TAXES FEES]How much is home insurance for a house in Bali right now?
For a house in Bali right now, annual home insurance often costs about Rp 7.5 million to Rp 35 million, or about $460 to $2,150 and €400 to €1,850, depending on cover and villa use.
The main factors that affect home insurance premiums in Bali are insured building value, earthquake cover, flood or drainage risk, pool equipment, guest liability, contents, rental use, and the property’s distance from the coast.
What are typical utility costs for a house in Bali right now?
For a house in Bali right now, total monthly utilities usually cost about Rp 1.5 million to Rp 8 million, or about $90 to $490 and €80 to €425, while large rental villas can reach Rp 20 million, or about $1,225 and €1,060.
A typical Bali monthly utility split is electricity at Rp 1 million to Rp 10 million, water at Rp 150,000 to Rp 1.5 million, internet at Rp 300,000 to Rp 1 million, gas at Rp 150,000 to Rp 600,000, and pool, garden, or waste costs at Rp 500,000 to Rp 4 million.
What are common hidden costs when buying a house in Bali right now?
House buyers in Bali often overlook hidden costs of about Rp 30 million to Rp 300 million, or about $1,800 to $18,400 and €1,600 to €15,900, before major renovation or legal restructuring.
Typical inspection fees when buying a house in Bali are about Rp 3 million to Rp 10 million for a basic check, Rp 8 million to Rp 25 million for an engineer report, and Rp 15 million to Rp 50 million for deeper legal and zoning due diligence.
Other hidden costs in Bali can include PBG or SLF gaps, zoning mismatch, lease extension uncertainty, narrow road access, banjar obligations, septic and drainage repairs, pool waterproofing, furniture replacement, and tax arrears.
The hidden cost that surprises first-time Bali house buyers the most is usually permit or zoning risk, because a beautiful villa can still be a weak purchase if the land use and rental use do not match.
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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 2026, many locals and expats think houses are overpriced in Bali’s prime expat belt, but not in all of Bali.
Correctly priced houses in Bali often take about 3 to 5 months to sell, while overpriced villas can sit for 6 to 12 months, especially when the lease is short or access is weak.
The main complaint is that some Bali sellers price houses from rental-income dreams, not from legal strength, remaining lease term, road access, building quality, or real buyer depth.
Compared with 2024 and 2025, sentiment in Bali in 2026 is cooler and more selective, because buyers still like Bali but now question short lease terms and aggressive off-plan promises more carefully.
[VARIABLE REAL ESTATE MARKET]Are prices still rising or cooling in Bali as of 2026?
As of 2026, house prices in Bali are still rising in the best locations, but the wider market is cooling from the fast post-pandemic surge.
Our 2026 estimate is that general Bali houses are up about 1% to 4% year on year, prime expat villas are up about 5% to 10%, and overpriced leasehold or off-plan stock can be flat to 5% lower after negotiation.
For the next 6 to 12 months, the most likely outlook for Bali house prices is a split market where clean, well-located houses keep support, while generic villas and weak-document properties need discounts.
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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 we trust it | How we used it |
|---|---|---|
| Bank Indonesia Residential Property Price Survey Q1 2026 | Bank Indonesia is the official central bank. | We used it to anchor national and Denpasar house-price direction. We treated it as a price-index source, not a sale-price source. |
| BPS Bali foreign visitor arrivals by gate | BPS is Indonesia’s official statistics agency. | We used it to check Bali tourism demand in 2026. We used tourism strength as one support for prime villa-style house prices. |
| BPS Bali inflation table | It is the official local inflation series. | We used it to separate nominal price growth from real affordability pressure. We also used it for household-cost context. |
| Rumah123 Bali house listings | Rumah123 has large Indonesian property listing coverage. | We used it to check house-only asking prices across Bali. We did not treat asking prices as completed sale prices. |
| 99.co Bali house listings | 99.co is a major Indonesian property portal. | We used it to cross-check entry prices in Bali. We treated very cheap listings as screening signals, not safe purchase proof. |
| Propertia Bali villa price dataset | It separates leasehold, freehold, area, and bedroom data. | We used it to estimate foreign-buyer villa-style house prices. We kept villa pricing separate from normal local-house pricing. |
| Ayla Property Bali Developer Report 2026 | It tracks 511 listings from 80 developers. | We used it to estimate new-build and off-plan house pricing. We compared it with resale listings to estimate new-build premiums. |
| JDIH BPK PP No. 18/2021 | JDIH BPK is an official legal database. | We used it for Indonesian land-right context. We used it to flag tenure risk for foreign house buyers in Bali. |
| PwC Indonesian Pocket Tax Book 2026 | PwC summarizes current Indonesian tax rules. | We used it to check BPHTB, VAT, PBB, and transfer-tax treatment. We combined it with legal sources for buyer-cost estimates. |
| PLN electricity reference | PLN is Indonesia’s state electricity provider. | We used it to estimate electricity costs for Bali houses. We adjusted upward for air-conditioning and pool pumps. |
| Badung water utility tariff page | It is Badung’s official water tariff page. | We used it to estimate water costs in Badung. We cross-checked it because Bali utility costs vary by regency. |
| Lamudi Bali house listings | Lamudi adds another property portal sample. | We used it as a secondary listing check. We did not use it alone for final price estimates. |