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
Whether you want to build a villa, invest for rental income, or simply secure a piece of paradise, understanding what land actually costs in Bali is the first step.
We constantly update this blog post with fresh data, so you always get the most accurate picture of Bali's land market.
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 does residential land usually cost in Bali?
What is the average residential land price per sqm in Bali in 2026?
As of early 2026, the average residential land price across mainstream Bali listings sits around IDR 7 to 8 million per sqm, which translates to roughly USD 420 to 480 per sqm or EUR 360 to 410 per sqm using current exchange rates.
The realistic price range that covers most residential land transactions in Bali spans from about IDR 1 million per sqm in quieter areas to IDR 15 million per sqm in popular tourist zones, meaning you could pay anywhere from USD 60 to USD 900 per sqm (EUR 50 to EUR 770) depending on location.
The single factor that most significantly causes Bali land prices to vary is proximity to the island's tourism and lifestyle hubs, particularly the southern beach corridors and Ubud's cultural center, because land near these areas competes for attention from international buyers and villa developers rather than just local housing demand.
Compared to neighboring regions, Bali land prices are notably higher than most other Indonesian islands like Lombok or Flores, but they remain more affordable than premium resort destinations in Thailand like Phuket or established Southeast Asian markets like Singapore.
By the way, we have much more granular data about property prices in our property pack about Bali.
What is the cheapest price range for residential land in Bali in 2026?
As of early 2026, the cheapest residential land in Bali typically falls between IDR 800,000 and IDR 2 million per sqm, which works out to roughly USD 50 to 120 per sqm or EUR 45 to 100 per sqm in areas with lower tourism demand.
On the other end, buyers should expect to pay IDR 25 to 60 million per sqm (USD 1,500 to 3,600 or EUR 1,300 to 3,100) for premium beachfront, cliff-view, or ultra-prime locations in sought-after neighborhoods like Seminyak or the Bukit Peninsula.
The key trade-off with purchasing land at the cheapest price range in Bali is that you often face longer travel times to the airport and main tourism hubs, limited infrastructure like narrow access roads, and potentially complicated certificate histories that require extra due diligence.
Buyers are most likely to find these cheapest residential land options in Bali's northern regency of Buleleng around Singaraja and Lovina, in the western regency of Jembrana, and in inland pockets of Tabanan and Karangasem away from the coastal tourist strips.
How much budget do I need to buy a buildable plot in Bali in 2026?
As of early 2026, the minimum budget to purchase a standard buildable plot in Bali starts around IDR 300 to 500 million (approximately USD 18,000 to 30,000 or EUR 15,000 to 26,000) if you target more affordable inland or northern areas with smaller lot sizes.
This minimum budget would typically cover a plot of around 150 to 200 sqm in lower-demand areas like Tabanan or Buleleng, which is enough for a modest single-family home or small villa.
A realistic mid-range budget for a well-located buildable plot in popular areas like Canggu, Pererenan, or the outskirts of Ubud would be IDR 1.5 to 2.5 billion (approximately USD 90,000 to 150,000 or EUR 77,000 to 130,000) for a plot of 200 to 300 sqm that offers good access and development potential.
You can also check here what kind of properties you could get with similar budgets in Bali.
Are residential land prices rising or falling in Bali in 2026?
As of early 2026, Bali residential land prices show a modest year-over-year increase of around 1% to 3% on average, with the market best described as being in a consolidation phase rather than experiencing dramatic growth or decline.
Over the past five years, Bali land prices have followed an upward trend overall, though the pace slowed during the pandemic years before picking up again as tourism returned, with some prime areas seeing cumulative gains of 30% to 50% since 2021.
The single economic factor most responsible for the current price trend in Bali is the sustained return of international tourism and digital nomads, which keeps demand strong for land in lifestyle-oriented areas while local wage growth remains far behind, creating a two-speed market.
Want to know more? You'll find our latest property market analysis about Bali here.
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How are residential land prices measured and compared in Bali?
Are residential lands priced per sqm, acre, or hectare in Bali?
The most commonly used unit of measurement for pricing residential land in Bali is the square meter (sqm or m²), which is the standard on major Indonesian property portals and in formal transactions.
However, in everyday Bali conversations and local negotiations, you will often hear prices quoted per "are," which equals exactly 100 sqm, so to convert you simply divide the per-are price by 100 to get the per-sqm figure.
For foreign buyers accustomed to acres or square feet, this local measurement is quite different: one acre equals roughly 40 are or 4,047 sqm, so Bali plots are typically much smaller than what an acre-based buyer might expect when they hear land prices.
What land size is considered normal for a house in Bali?
The typical plot size for a standard single-family home or small villa in Bali ranges from 150 to 300 sqm in most residential areas, with urban zones trending smaller and villa corridors trending larger.
The realistic range of plot sizes that covers most residential properties in Bali spans from about 100 sqm in dense urban neighborhoods like central Denpasar to 500 sqm or more in villa-oriented areas like Canggu, Pererenan, or the Uluwatu hills.
While Bali does not enforce a strict island-wide minimum plot size for residential construction, local zoning regulations and practical building permit requirements generally expect plots to be at least 100 sqm to accommodate setbacks, parking, and the required landscaping elements.
How do urban and rural residential land prices differ in Bali in 2026?
As of early 2026, the price gap between urban and rural residential land in Bali is substantial: urban or tourism-core regencies like Badung and Denpasar show medians around IDR 9 to 11 million per sqm (USD 530 to 650 or EUR 460 to 560), while rural areas like Buleleng can be as low as IDR 1 to 2 million per sqm (USD 60 to 120 or EUR 50 to 100).
Buyers typically pay a premium of 30% to 50% or more for serviced land compared to unserviced land in Bali, because serviced plots come with confirmed road access, utility connections, clear boundaries, and clean certificate histories that reduce risk and waiting time.
The single infrastructure factor that most significantly drives the price gap between urban and rural land in Bali is road accessibility, since plots with direct access to paved roads near main thoroughfares command dramatically higher prices than landlocked or dirt-track accessible parcels.
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 location factors affect residential land prices in Bali?
Which areas have the most expensive residential land in Bali in 2026?
As of early 2026, the most expensive residential land in Bali is found in Seminyak and Petitenget (IDR 20 to 40 million per sqm or USD 1,200 to 2,400 / EUR 1,030 to 2,060), followed closely by prime Canggu and Berawa (IDR 13 to 20 million per sqm or USD 780 to 1,200 / EUR 670 to 1,030), and cliff-front areas in Uluwatu (IDR 15 to 35 million per sqm or USD 900 to 2,100 / EUR 770 to 1,800).
The single characteristic these expensive Bali areas share is their combination of walkable beach access or ocean views with an established ecosystem of international restaurants, beach clubs, and co-working spaces that attract both tourists and long-term expatriates.
The typical buyer purchasing residential land in these premium Bali areas is either an international investor building a rental villa for the short-term tourism market, a digital nomad entrepreneur looking for a lifestyle property, or a high-net-worth individual seeking a vacation home with rental income potential.
Prices in Bali's top areas like central Canggu have begun to stabilize after years of rapid growth, with some market observers noting a "correction" in oversupplied zones, while emerging luxury areas like Uluwatu and Pererenan continue to see upward pressure.
Which areas offer the cheapest residential land in Bali in 2026?
As of early 2026, the cheapest residential land in Bali is found in Buleleng regency around Singaraja and Lovina (IDR 800,000 to 1.5 million per sqm or USD 50 to 90 / EUR 45 to 77), in Jembrana in the west (IDR 1 to 2 million per sqm or USD 60 to 120 / EUR 50 to 100), and in inland parts of Karangasem and Bangli (IDR 1 to 2.5 million per sqm or USD 60 to 150 / EUR 50 to 130).
The common drawback these affordable Bali areas typically share is their distance from the international airport and established tourism infrastructure, meaning longer travel times, fewer amenities, and a smaller pool of potential renters if you plan to generate income from your property.
Some of these cheaper areas, particularly North Bali around Singaraja, are showing early signs of future price appreciation due to government plans for a North Bali airport and the Mengwi-Gilimanuk toll road project, which could significantly improve accessibility within the next decade.
Are future infrastructure projects affecting land prices in Bali in 2026?
As of early 2026, announced infrastructure projects are already creating noticeable speculative interest in certain Bali areas, with land prices in zones along planned routes or near proposed developments seeing increased buyer attention and asking prices rising ahead of actual construction.
The top infrastructure projects currently influencing Bali land prices include the Mengwi-Gilimanuk toll road (a 97-kilometer highway connecting West Bali to the south), the proposed North Bali international airport near Singaraja, the Jimbaran underpass project to ease Bukit Peninsula congestion, and the broader Bali Metro transit initiative.
Buyers have observed price increases of 10% to 30% in areas near newly announced infrastructure in Bali, with some reports indicating that plots along access road expansions between Canggu and Seseh rose from around USD 300 per sqm to over USD 500 per sqm within two years of road improvements.
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How do people actually negotiate and judge prices in Bali?
Do buyers usually negotiate residential land prices in Bali?
The typical discount percentage buyers can realistically negotiate off the asking price for residential land in Bali ranges from 5% to 15%, with greater discounts possible for plots that have been on the market for a long time, have unclear documentation, or where the seller is motivated.
Sellers in Bali are most willing to negotiate on price when the plot has access or boundary complications, when the certificate history requires cleanup, when the buyer can offer a fast cash closing, or when the property has sat unsold for several months in a cooling market segment.
To better negotiate, you need to understand how things are being done in this place. That's why we have built our our pack covering the property buying process in Bali.
Do foreigners usually pay higher land prices in Bali?
Foreigners in Bali often pay a premium of 10% to 25% compared to what locals might pay for similar land, though this varies widely depending on the buyer's knowledge of the market and the quality of their local support network.
The main reason foreigners often end up paying more for land in Bali is that they tend to prioritize "low-risk" properties with clean paperwork, established access, and ready-to-build status, which naturally command higher prices, and some sellers anchor their asking prices higher when they perceive overseas purchasing power.
Using a local representative or trusted nominee can help foreigners get fairer prices in Bali, but it introduces its own risks around trust and legal complexity, so the better approach is to work with a reputable PPAT (land deed official) and benchmark rigorously against comparable local listings.
Now, you might want to read our updated list of common traps foreigners fall into when purchasing real estate in Bali.
Are private sellers cheaper than developers in Bali?
Private sellers in Bali are typically 10% to 25% cheaper per sqm than developers selling subdivided plots (kavling), though the exact difference depends heavily on the specific location and what is included in the developer package.
Developers in Bali often justify their higher prices by offering pre-cleared road access, established drainage, confirmed utility connections, and cleaner certificate arrangements that reduce the buyer's risk and time-to-build significantly.
The risk buyers face more often when purchasing from private sellers in Bali is encountering unclear land boundaries, disputed access rights, certificate issues requiring lengthy resolution, or banjar (local community) complications that can delay or complicate construction permits.
How transparent are residential land transactions in Bali?
Residential land transactions in Bali have a moderate to low level of transparency, meaning you can easily find asking prices on portals but verified transaction prices are rarely disclosed publicly, making it harder to confirm what similar land actually sold for.
Official land registries through the Badan Pertanahan Nasional (BPN) do exist and record ownership transfers, but the transaction prices recorded are often based on government-assessed values (NJOP) rather than actual market prices, and accessing detailed records typically requires formal requests.
The most common transparency issue buyers should be aware of in Bali is the gap between NJOP (the tax-assessed value used for official purposes) and the actual market price, which can lead to confusion about true valuations and sometimes creates incentives for under-reporting transaction values.
The most essential due diligence step for verifying accurate pricing and ownership in Bali is to engage a reputable PPAT (land deed official) who will conduct a certificate check at the land office, verify boundaries on-site, and confirm there are no encumbrances or disputes before you commit to the purchase.
We cover everything there is to know about the land buying process in 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 extra costs should I budget beyond land price in Bali?
What taxes apply when buying residential land in Bali in 2026?
As of early 2026, buyers should expect to pay a total of approximately 6% to 8% in taxes and official fees when purchasing residential land in Bali, with the main component being the BPHTB (acquisition duty) which can reach up to 5% of the transaction value.
The specific individual taxes that make up this total include BPHTB (Bea Perolehan Hak atas Tanah dan Bangunan) at up to 5% paid by the buyer, and on the seller side there is PPh (income tax on transfer) at 2.5% governed by PP No. 34/2016, which sometimes becomes a negotiation point affecting the effective price.
Yes, there are recurring annual property taxes after purchase in Bali: the PBB-P2 (Pajak Bumi dan Bangunan) is paid yearly and is calculated based on the government-assessed value (NJOP) of your land, typically resulting in modest annual bills that are far lower than the acquisition taxes.
Tax exemptions or reductions for first-time buyers are very limited in Bali's land market, though some BPHTB calculations include a non-taxable threshold (NPOPTKP) that can reduce the taxable base for lower-value properties, so the effective rate on smaller transactions may be slightly less than the maximum.
Our our pack about real estate in Bali will surely help you minimize these costs.
What are typical notary or legal fees for land purchases in Bali?
The typical notary and legal fee range for a standard residential land purchase in Bali is IDR 10 to 30 million (approximately USD 600 to 1,800 or EUR 520 to 1,550), though this varies based on transaction complexity and whether additional services like company setup are bundled.
Land registration costs at the BPN (land office) that buyers should budget in Bali typically add another IDR 2 to 10 million (approximately USD 120 to 600 or EUR 100 to 520), depending on the specific services required such as certificate transfer, boundary verification, or measurement updates.
The PPAT (land deed official) fee is calculated as a percentage of the purchase price, capped by regulation at not more than 1% of the transaction value, while notary fees for additional documentation work are often quoted as a combined package rather than strictly percentage-based.
How much does land maintenance cost before construction in Bali?
The typical annual maintenance cost for an undeveloped residential plot in Bali ranges from IDR 10 to 40 million per year (approximately USD 600 to 2,400 or EUR 520 to 2,060), depending on plot size, location, and whether you need security or fencing.
The specific maintenance tasks usually required before construction begins in Bali include regular clearing of vegetation and weeds, basic drainage management during rainy season, perimeter fencing or security if the plot is in an isolated area, and local community contributions to the banjar.
Bali does not typically impose direct fines for neglecting land maintenance, but unkempt plots can attract informal pressure from neighbors and the local banjar community, and in some cases overgrown land may face scrutiny during the building permit process.
Do permits and studies significantly increase total land cost in Bali?
The total cost of permits and required studies for a standard residential plot in Bali typically ranges from IDR 15 to 50 million (approximately USD 900 to 3,000 or EUR 770 to 2,580), though complex sites requiring environmental assessments or slope stability studies can cost significantly more.
These permit and study costs typically represent 1% to 3% of the land purchase price for straightforward residential builds, but can climb higher for difficult plots with access complications, coastal setback requirements, or proximity to temples and rivers.
The mandatory permits and studies before construction can begin in Bali include the PKKPR (zoning compliance approval), the PBG (building approval replacing the former IMB), and in some cases environmental permits (PKKPR) or technical site assessments depending on the plot's characteristics and intended building.
The permit and study process in Bali typically takes 2 to 6 months from application to approval, with simpler residential projects on well-documented land moving faster and more complex builds or disputed sites potentially taking longer.
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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 it's authoritative | How we used it |
|---|---|---|
| Rumah123 | Indonesia's largest property portal with thousands of active listings and published median statistics. | We used Rumah123 as the backbone for 2026 asking-price medians by regency. We also tracked their 3-month trend data to assess market direction. |
| Bank Indonesia JISDOR | Indonesia's official central bank reference for USD/IDR exchange rates. | We used Bank Indonesia's JISDOR to convert all Bali land prices from IDR into USD and EUR. We applied early 2026 rates consistently across all estimates. |
| BPS Statistics Indonesia | Official national statistics agency with defined methodology for property price indexes. | We used BPS residential price data to validate the broader property price direction. We cross-checked Bali land portal trends against national movements. |
| UU No. 1/2022 (HKPD) | The national law setting the framework for local taxes including BPHTB ceilings. | We used this law to state the maximum BPHTB rate of up to 5%. We incorporated it into realistic closing-cost budgets for buyers. |
| Permen ATR/BPN No. 33/2021 | The land ministry regulation that directly governs PPAT service fees. | We used this regulation to provide the credible cap for PPAT fees at not more than 1%. We built this into transaction cost estimates. |
| PP No. 34/2016 | Official government regulation for income tax on land and building transfers. | We used this to explain the seller-side 2.5% transfer tax. We flagged it as a negotiation factor that can affect purchase price. |
| SIMBG Portal | The government's official platform for building approval (PBG) processing. | We used SIMBG to explain that buildable land requires permit compliance. We referenced it when budgeting for pre-construction approvals. |
| Bali Province UMP 2026 Decree | Official Bali provincial government document with the legally set minimum wage. | We used this as an income benchmark for affordability comparisons. We showed why Bali land feels expensive relative to local wages. |
| Denpasar Revenue Office PBB Brochure | Local government explainer designed for taxpayers with practical implementation details. | We used this to keep annual tax explanations simple and realistic. We referenced it to explain how NJOP valuations differ from market prices. |
| Bali Villa Realty | Established local real estate agency with regularly updated market analysis. | We used their 2026 price breakdowns by zone to validate premium area estimates. We cross-referenced their market observations with portal data. |
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.
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