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 villa prices vary dramatically depending on whether you are looking at a quiet residential area or a prime tourism hotspot like Canggu or Uluwatu.
In this blog post, we break down everything you need to know about villa prices in Bali in 2026, from average costs and neighborhood comparisons to hidden fees and negotiation tips.
We constantly update this blog post to make sure the data stays fresh and relevant.
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 villas cost in Bali in 2026?
What is the median and average price for villas in Bali in 2026?
As of early 2026, the median asking price for a livable villa in Bali is around IDR 6 billion (roughly USD 355,000 or EUR 330,000), while the average asking price sits higher at approximately IDR 9.5 billion (around USD 560,000 or EUR 520,000).
This gap between the median and average exists because Bali's villa market includes both modest residential properties and ultra-premium ocean-view estates, and the luxury segment pulls the average upward significantly.
Compared to similar tropical destinations in Southeast Asia, Bali villa prices remain competitive, with equivalent properties in Phuket or Koh Samui often priced 10 to 20 percent higher for comparable specifications and locations.
What is the typical price range for villas in Bali in 2026?
As of early 2026, the typical price range for livable villas in Bali spans from IDR 2.5 billion to IDR 12 billion (around USD 150,000 to USD 710,000, or EUR 140,000 to EUR 660,000), covering everything from entry-level properties to mainstream foreign-buyer targets.
The average price per square meter for built area in Bali is approximately IDR 25 million (around USD 1,500 or EUR 1,400), though prime coastal zones like Seminyak or Canggu can reach IDR 45 to 70 million per square meter (USD 2,700 to USD 4,100 or EUR 2,500 to EUR 3,800).
The minimum budget you realistically need to buy a livable villa in Bali in 2026 is around IDR 3 billion (approximately USD 175,000 or EUR 165,000), which gets you a smaller property in a less central location.
A "luxury villa" in Bali is generally defined as anything priced above IDR 15 billion (around USD 900,000 or EUR 835,000), or any villa with ocean views, clifftop positioning, and high-end design regardless of slightly smaller size.
You'll find much more detailed data in our pack about the property market in Bali.
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How do villa prices vary by area in Bali in 2026?
Which neighborhoods have the most expensive villas in Bali in 2026?
As of early 2026, the most expensive villa neighborhoods in Bali are Seminyak (including Petitenget), Canggu (especially Berawa and Pererenan), Uluwatu (cliff and ocean-view pockets), and prime Ubud areas with rice-field views and large land plots.
Villas in these premium Bali neighborhoods typically range from IDR 8 billion to IDR 35 billion or more (around USD 475,000 to USD 2.1 million, or EUR 440,000 to EUR 1.95 million), with the highest prices reserved for beachfront or clifftop properties.
The main factor driving these premium prices is the combination of tourism demand, rental income potential, and scarcity of developable land near the beach or with unobstructed ocean views.
Where are the most affordable villa areas in Bali in 2026?
As of early 2026, the most affordable villa areas in Bali include inland Canggu (away from the beach strip), parts of Gianyar outside Ubud's core, sections of Tabanan, and some Denpasar-edge residential pockets.
Villas in these more affordable Bali areas typically range from IDR 2.5 billion to IDR 5 billion (around USD 150,000 to USD 300,000, or EUR 140,000 to EUR 280,000), which represents significant savings compared to prime coastal zones.
The trade-offs in these areas include longer distances to tourist amenities, potentially rougher access roads, less rental income potential, and the need to verify zoning, flooding risks, and construction quality more carefully.
You should know that we have a page with a list of best areas to buy real estate in Bali.
How big are price gaps between villa neighborhoods in Bali in 2026?
As of early 2026, the price gap between the most expensive and most affordable villa neighborhoods in Bali can be 2 to 4 times for properties with similar bedroom counts, meaning a 3-bedroom pool villa might cost IDR 4 billion inland but IDR 15 billion or more in prime Canggu or Uluwatu.
Even between neighboring villa areas in Bali, price differences of IDR 2 to 5 billion (around USD 120,000 to USD 300,000, or EUR 110,000 to EUR 280,000) are common when one is closer to the beach or better-known tourist spots.
The main factor creating these price disparities is micro-location, specifically walkability to the beach, cafes, and restaurants, plus the potential for short-term rental income that tourism-driven areas command.
These neighborhood price gaps in Bali have remained relatively stable rather than dramatically widening, because official Indonesian property price growth has been modest and the gaps are driven by location fundamentals rather than overall market inflation.
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 types of villas exist in Bali and how do prices differ?
What are the different villa types in Bali?
The main villa types in Bali include modern tropical 2 to 3 bedroom pool villas (the standard rentable product), joglo or heritage-style Balinese compound villas, cliff or ocean-view villas, retreat-style Ubud villas with rice-field views, leasehold investment villas marketed to foreigners, and freehold properties accessed through local structures.
Modern tropical pool villas in Bali generally offer the best value for money because they balance purchase price, rental demand, and maintenance costs, making them the most liquid and practical choice for most foreign buyers.
Among foreign buyers in Bali, the most popular villa type is the modern 2 to 3 bedroom pool villa in areas like Canggu, Seminyak, or Uluwatu, because these properties combine lifestyle appeal with strong short-term rental potential.
Are off-plan villas cheaper than completed ones in Bali in 2026?
As of early 2026, off-plan villas in Bali are typically 10 to 20 percent cheaper than comparable completed villas in the same micro-location, representing potential savings of IDR 500 million to IDR 2 billion (around USD 30,000 to USD 120,000, or EUR 28,000 to EUR 110,000) depending on the property.
Foreign buyers in Bali who are focused on yields often purchase off-plan from credible developers, while end-users who plan to live in the villa generally prefer completed properties to avoid construction quality surprises.
As of early 2026, the highest concentration of new villa developments in Bali is found in the greater Canggu inland expansion areas, the Uluwatu corridor (including Pecatu and Ungasan), and Ubud outskirts where buildable land still exists alongside strong buyer demand.
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Which features increase villa prices the most in Bali?
How much does sea view increase villa prices in Bali in 2026?
As of early 2026, a sea view adds a price premium of roughly 15 to 35 percent to Bali villas compared to similar properties without the view in the same broader area, with unobstructed sunset views and protected view corridors commanding the highest premiums.
In practical terms, this sea-view premium in Bali translates to an additional cost of IDR 1.5 billion to IDR 5 billion (around USD 90,000 to USD 300,000, or EUR 85,000 to EUR 280,000) depending on villa size and the quality of the view.
Is private pool a major price driver for villas in Bali in 2026?
As of early 2026, villas with private pools in Bali command a price premium of approximately 10 to 25 percent compared to similar villas without pools, because pools are essential for rental appeal in Bali's tourism-driven market.
This pool premium in Bali typically adds IDR 800 million to IDR 3 billion (around USD 50,000 to USD 180,000, or EUR 45,000 to EUR 165,000) to the villa price, depending on pool size and design quality.
In Bali's prime rental zones like Canggu, Seminyak, and Uluwatu, an estimated 80 to 90 percent of villas marketed to foreign buyers come with private pools as a standard feature, reflecting how essential this amenity has become.
Infinity pools or larger designer pools do command higher premiums than standard pools in Bali, often adding an extra 5 to 15 percent because they significantly boost rental rates and guest appeal.
Does beachfront location multiply villa prices in Bali in 2026?
As of early 2026, true beachfront villas in Bali (where you can walk directly onto the sand) often cost 1.5 to 3 times more than comparable non-beachfront villas nearby, making beachfront location a genuine price multiplier rather than just a premium.
This beachfront premium in Bali can add IDR 5 billion to IDR 20 billion or more (around USD 300,000 to USD 1.2 million, or EUR 280,000 to EUR 1.1 million) to a villa's price, depending on size and exclusivity.
What are other features adding a lot of value to villas in Bali?
Beyond sea views and pools, the top five features that add the most value to villas in Bali are walk-to-beach or walk-to-cafes location, proven rental performance with documented occupancy history, good parking and access roads, reliable water and power systems, and management-ready layouts with staff areas and storage.
Villas in Bali with large private gardens and quality tropical landscaping typically command a price premium of 5 to 15 percent, as mature gardens enhance both lifestyle appeal and rental photos while reducing the "under construction" feel of newer builds.
For villa owners in Bali, the features that provide the best return on investment are those that directly boost rental income: air conditioning efficiency, fast reliable internet, professional photography-friendly design, and noise insulation from nearby beach clubs or busy roads.
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 are hidden behind villa prices in Bali?
How much are purchase taxes and fees for villas in Bali in 2026?
As of early 2026, the total purchase taxes and fees for villas in Bali typically add up to 7 to 10 percent of the purchase price, which buyers should budget on top of the agreed villa price.
The main categories of taxes and fees for villa buyers in Bali include BPHTB (buyer-side transfer tax at around 5 percent), seller income tax on transfer (commonly 2.5 percent, often negotiated into the deal), and administrative costs that vary by transaction complexity.
Legal and notary fees (called PPAT fees) for villa purchases in Bali typically run 1 to 2 percent of the purchase price (around IDR 30 million to IDR 200 million, or USD 1,800 to USD 12,000, or EUR 1,700 to EUR 11,000), depending on deal complexity and due diligence requirements.
If you want to go into more details, we also have a page detailing all the property taxes and fees in Bali.
What are typical annual maintenance costs for villas in Bali in 2026?
A standard 2 to 4 bedroom villa in Bali typically costs IDR 25 million to IDR 60 million per year (around USD 1,500 to USD 3,500, or EUR 1,400 to EUR 3,250) for basic maintenance, or roughly 1 to 2 percent of the villa's value annually.
The main categories of recurring maintenance expenses for villas in Bali include pool cleaning and chemicals, garden upkeep, air conditioning servicing, plumbing and electrical repairs, pest control, and staff wages if you employ housekeepers, gardeners, or security.
Pool maintenance specifically costs villa owners in Bali around IDR 5 million to IDR 25 million per year (approximately USD 300 to USD 1,500, or EUR 280 to EUR 1,400), covering regular cleaning (typically 2 to 3 times per week), chemicals, and pump servicing.
Unexpected or often-overlooked maintenance costs for villa owners in Bali include repainting every 2 to 3 years due to humidity (IDR 20 million or more), water filtration system upkeep, generator maintenance if installed, and accelerated wear from the tropical climate on roofs and outdoor furniture.
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What insider pricing realities should foreigners know in Bali?
Are villa asking prices usually negotiable in Bali in 2026?
As of early 2026, villa asking prices in Bali are almost always negotiable, especially for properties that have been listed for a while, show visible construction or finish issues, or where the seller needs liquidity.
Buyers in Bali can realistically expect to negotiate 5 to 10 percent off the asking price in typical situations, and 10 to 15 percent when they have stronger leverage, though ultra-prime trophy villas often see smaller discounts due to scarcity.
Are real estate agents reliable for villas in Bali right now?
Real estate agents dealing with villas in Bali vary widely in reliability, with some excellent professionals and many others operating without the standardized licensing and regulation found in markets like Australia or Singapore.
The most common issues buyers have with villa agents in Bali include inconsistent or incomplete listing information, properties advertised that are not actually for sale, unclear land title status, and pressure tactics that prioritize commission over buyer interests.
Agent commission rates for villa transactions in Bali typically range from 2 to 5 percent, often paid by the seller but sometimes negotiated differently, so buyers should always clarify this upfront.
Dealing with a bad agent is one of the mistakes people sometimes make when buying a property in Bali.
Do foreigners usually overpay for villas in Bali?
Foreigners in Bali often pay a premium of 5 to 20 percent more than well-informed local buyers for comparable villas, though this gap can be avoided with proper research and professional support.
The main reasons foreigners tend to overpay for villas in Bali include unfamiliarity with micro-location realities (noise, flooding, road access), paying for a "hot" neighborhood name without verifying specifics, and accepting optimistic rental projections without independent verification.
Hiring a local representative or lawyer absolutely helps foreigners get better villa prices in Bali, as these professionals can verify title status, check comparable sales, negotiate effectively, and spot red flags that foreign buyers typically miss.
By the way, we have built our pack covering the property buying process in Bali also because a lot of foreign buyers make big mistakes (such as overpaying for a villa).
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.
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 |
|---|---|---|
| Bank Indonesia RPPS Q3 2025 | Indonesia's central bank publishes official property indicators. | We used it to anchor the national market backdrop for Bali villa prices in early 2026. We treat it as the macro reality check behind asking-price data. |
| BPS Statistics Indonesia | Indonesia's official national statistics agency. | We used it as independent confirmation of the property price index framework. We validate that Bank Indonesia's approach is the recognized official reference. |
| BPS Bali Province Tourism Data | Provincial branch of the official statistics agency. | We used it to ground demand drivers specific to Bali's villa market. We explain why rental-focused villa demand remains a real pricing force. |
| Rumah123 Listings | One of Indonesia's largest property portals with transparent asking prices. | We used it as a high-volume dataset for Bali villa asking prices across multiple neighborhoods. We analyzed Canggu, Seminyak, Ubud, Uluwatu, and Sanur pages. |
| Bank Indonesia JISDOR | Official reference exchange rate publication from Indonesia's central bank. | We used it to express villa prices consistently in both IDR and USD. We keep conversion conservative and state the approximate rate assumption. |
| Indonesian Local Tax Law | National legal basis from Indonesia's Ministry of Finance. | We used it to ground buyer-side transfer tax discussions. We express costs as practical percentages and typical closing invoices. |
| Government Regulation PP 34/2016 | Official regulation from Indonesia's government database. | We used it to support seller-side transfer income tax discussion. We keep it simple for non-professional buyers. |
| Bali Provincial Minimum Wage 2026 | Official provincial government signed decree. | We used it to build a defensible baseline for staffing costs. We translated wages into realistic annual villa operating budgets. |
| Savills Indonesia Q3 2025 | Global real estate consultancy with published research methodology. | We used it as a private-sector cross-check on the macro cycle. We avoid relying only on listing portals or anecdotal broker talk. |
| Colliers Bali Research | Global consultancy that publishes periodic research reports. | We used it as another institutional lens on Bali property conditions. We treat it as context for demand and development cycles. |
Buying real estate in Bali can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
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