Get all the data you need about the real estate market in Bali
We update this blog post regularly so that the data you see here reflects the most current market conditions available.
If you are looking at buying a villa in Bali in 2026, prices vary a lot depending on the neighborhood, and the gap between the most and least expensive areas is much wider than most buyers expect.
This article breaks down villa purchase prices across 12 key Bali neighborhoods so you can quickly understand where prices stand and how each area compares.
And if you're planning to buy a property in Bali, you may want to download our real estate pack about Bali.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive Bali neighborhood for villas in 2026 | Petitenget |
| Most affordable Bali neighborhood for villas in 2026 | Nusa Dua |
| Average price per square meter across all Bali neighborhoods | IDR 36 million/m² |
| Median villa price across Bali | IDR 5.5 billion |
| Lowest realistic starting budget for a Bali villa | IDR 1.6 billion (Nusa Dua) |
| Most expensive Bali villa type by bedroom count | Three-bedroom villas |
| Most affordable Bali villa type by bedroom count | One-bedroom villas |
| Average price for a one-bedroom villa in Bali in 2026 | IDR 4.0 billion |
| Average price for a two-bedroom villa in Bali in 2026 | IDR 5.4 billion |
| Average price for a three-bedroom villa in Bali in 2026 | IDR 7.3 billion |
| Price gap between most and least expensive Bali neighborhood | IDR 21 million/m² (Petitenget vs. Nusa Dua) |
| Price dispersion across Bali villa neighborhoods | Wide: median prices range from IDR 3.8 billion to IDR 9.0 billion |
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Bali neighborhoods in 2026 ranked by villa purchase price
This table ranks 12 key Bali neighborhoods by villa purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a one-bedroom, two-bedroom, and three-bedroom villa, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you'll find much more detailed data in our real estate pack about Bali.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a One-Bedroom Villa | Average Price for a Two-Bedroom Villa | Average Price for a Three-Bedroom Villa | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Petitenget | IDR 48 million/m² | IDR 9.0 billion | IDR 5.0 billion | IDR 5.8 billion | IDR 7.4 billion | IDR 10.5 billion | Luxury beach lifestyle buyers | Walkable to Bali's top dining, beach clubs, and strong rental demand near the Seminyak core | Very tight supply, high land prices, noise, and traffic make family living less relaxed | Luxury |
| 2 | Umalas | IDR 42 million/m² | IDR 8.6 billion | IDR 4.5 billion | IDR 5.0 billion | IDR 6.8 billion | IDR 9.5 billion | Affluent family buyers | Larger plots, quieter lanes, and easy access to both Seminyak and Canggu | Less walkable than Petitenget, and some pockets feel fragmented or short on infrastructure | Luxury |
| 3 | Seminyak | IDR 40 million/m² | IDR 6.6 billion | IDR 4.8 billion | IDR 5.2 billion | IDR 6.4 billion | IDR 8.9 billion | Established lifestyle buyers | Prime tourism brand, strong resale recognition, and wide buyer familiarity in the Bali villa market | Older stock is common, parking is tight, and premium pricing is not always matched by plot size | Premium |
| 4 | Berawa | IDR 39 million/m² | IDR 6.3 billion | IDR 4.2 billion | IDR 4.8 billion | IDR 6.2 billion | IDR 8.6 billion | Digital nomad and rental-focused buyers | Strong café, school, and beach mix with deep renter demand, making villa searches very liquid | Congestion, shortcut traffic, and dense new supply reduce exclusivity and long-term calm | Premium |
| 5 | Pererenan | IDR 37 million/m² | IDR 6.1 billion | IDR 3.9 billion | IDR 4.3 billion | IDR 5.9 billion | IDR 8.0 billion | Upside-seeking premium buyers | More polished and calmer than central Canggu, with strong west-coast Bali lifestyle appeal | Rapid development is reducing the quiet village feel and pushing land values up fast | Premium |
| 6 | Canggu | IDR 36 million/m² | IDR 5.9 billion | IDR 3.5 billion | IDR 4.1 billion | IDR 5.5 billion | IDR 7.6 billion | Yield-focused lifestyle buyers | Deepest buyer and tenant pool in Bali, with unmatched retail and leisure activity | Traffic, supply pressure, and patchy roads make day-to-day liveability weaker than headline demand suggests | Premium |
| 7 | Bingin | IDR 35 million/m² | IDR 5.5 billion | IDR 3.8 billion | IDR 4.0 billion | IDR 5.4 billion | IDR 7.3 billion | Boutique surf and luxury buyers | Cliffside surf appeal, strong boutique branding, and stylish newer villa stock attract premium leisure buyers | Access can be awkward, plots are irregular, and sea-view premiums create sharp pricing gaps | Premium |
| 8 | Sanur | IDR 33 million/m² | IDR 5.2 billion | IDR 3.8 billion | IDR 4.2 billion | IDR 5.4 billion | IDR 7.0 billion | Retiree and family buyers | Mature residential feel, calmer roads, and a more stable long-stay owner-occupier market in Bali's east coast | Less in-demand than the west coast, so price upside tends to be steady rather than fast-moving | Mid-Market |
| 9 | Uluwatu | IDR 32 million/m² | IDR 4.7 billion | IDR 3.3 billion | IDR 3.9 billion | IDR 5.1 billion | IDR 6.8 billion | Scenic value seekers | Expanding luxury development pipeline, cliff and surf appeal, and pricing still below west-coast Bali peaks | High car dependence, spread-out services, and road quality that varies sharply across the Bukit Peninsula | Mid-Market |
| 10 | Ubud | IDR 30 million/m² | IDR 4.5 billion | IDR 2.3 billion | IDR 2.9 billion | IDR 4.2 billion | IDR 5.8 billion | Wellness and nature buyers | Green inland setting, larger plots, and lower entry pricing than any premium Bali beach district | Inland location limits beach-driven demand, and some villas trade views for weaker access | Mid-Market |
| 11 | Jimbaran | IDR 29 million/m² | IDR 4.2 billion | IDR 2.9 billion | IDR 3.1 billion | IDR 4.3 billion | IDR 5.7 billion | Mid-market family buyers | Good airport access, practical family villa stock, and more accessible budgets than west-coast Bali hotspots | Many areas feel more suburban than aspirational, with less prestige than the top coastal names | Affordable |
| 12 | Nusa Dua | IDR 27 million/m² | IDR 3.8 billion | IDR 1.6 billion | IDR 2.7 billion | IDR 3.7 billion | IDR 5.0 billion | Entry-level long-horizon buyers | Cleaner planned roads, resort adjacency, and some of Bali's most accessible villa entry prices in 2026 | Residential demand is uneven outside resort pockets, and some stock feels generic or isolated | Affordable |
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Key insights about villa purchase prices in Bali
Insights
- Petitenget is Bali's most expensive villa neighborhood in 2026, with a median price of IDR 9.0 billion, which is more than double the IDR 3.8 billion median in Nusa Dua, showing just how wide the Bali villa market really is.
- Umalas now prices at IDR 42 million per square meter, putting it firmly in the luxury category alongside Petitenget, even though it offers quieter streets and larger plots rather than direct beach access.
- Pererenan has nearly closed the gap with Canggu, with per-square-meter prices at IDR 37 million versus IDR 36 million in Canggu, which shows how quickly Bali's northwest coast has been repriced by buyers in recent years.
- Canggu is no longer the value play it once was in the Bali villa market. At IDR 36 million per square meter and a median price of IDR 5.9 billion, it sits in premium territory alongside Berawa and Pererenan.
- The three-bedroom villa category creates the sharpest budget jump in Bali's top neighborhoods. In Petitenget, a three-bedroom villa costs IDR 10.5 billion on average, compared with IDR 5.0 billion for a one-bedroom villa in the same area.
- Ubud offers one of the biggest entry-price gaps versus beach zones in Bali. A buyer can start at IDR 2.3 billion in Ubud, while the same budget would not cover entry in any of the top six west-coast neighborhoods.
- Bingin and Uluwatu remain cheaper than the top west-coast areas despite carrying strong luxury and surf branding, with per-square-meter prices of IDR 35 million and IDR 32 million respectively, versus IDR 48 million in Petitenget.
- Nusa Dua has the lowest realistic villa entry budget in this 12-neighborhood ranking, at IDR 1.6 billion, which is around three times less than the starting budget in Petitenget.
- One-bedroom villas are relatively scarce in Bali's top luxury submarkets, which keeps their pricing firm. In Petitenget, a one-bedroom Bali villa averages IDR 5.8 billion, a price level that would buy a three-bedroom villa in Nusa Dua.
- Walkability, brand recognition, and beach-club proximity are the clearest price drivers in the Bali villa market in 2026. Neighborhoods that score high on all three, like Petitenget and Seminyak, consistently command the steepest premiums.
- Sanur prices firmly at IDR 33 million per square meter without matching the hype of the west coast, which makes it a lower-volatility choice for buyers who prioritize stability over fast appreciation.
- The overall spread from rank 1 to rank 12 in Bali is very wide. Median prices go from IDR 9.0 billion in Petitenget down to IDR 3.8 billion in Nusa Dua, confirming that Bali is not one unified villa market but a set of very different submarkets.
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About our methodology
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Bali.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data on Bali villa purchase prices, we applied a strict source filter. We only used authoritative and verifiable sources, not random listings or unsupported figures. More on that point below.
For each Bali neighborhood, we aggregated the freshest villa purchase price data available. When possible, we cross-checked multiple sources to confirm the same price range.
This allowed us to estimate the average price per square meter and the median property price for each neighborhood across the Bali villa market.
We also calculated the starting budget, which represents the lowest realistic entry point to buy a villa in that neighborhood. This is not the cheapest possible listing, but a real and achievable floor for a standard villa purchase in Bali.
For each bedroom category, we estimated an average purchase price based on local Bali market conventions. The typical size and layout of a one-bedroom, two-bedroom, and three-bedroom villa can vary across Bali neighborhoods, so we adapted our estimates accordingly.
These estimates were not applied as one flat number across all of Bali. They were adjusted by neighborhood and property type to better reflect local ownership conditions and price levels. For Berawa and Bingin, where listing portals often classify stock by nearby point of interest rather than a clean administrative boundary, we modeled the submarket from micro-market evidence and adjacent area pricing.
This table should therefore be read as a structured market estimate, not as an exact guarantee of transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Bali.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our real estate pack about Bali, we rely on verifiable sources and a transparent methodology.
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 is authoritative | How we used it |
|---|---|---|
| Bank Indonesia Residential Property Price Survey Q3 2025 | Bank Indonesia is the country's central bank, making its housing price and financing data a top-tier macro source for Indonesia. | We used it to anchor the broader Indonesian residential price environment entering 2026. We also used it to frame financing behavior and the slow-growth backdrop behind Bali villa pricing. |
| BPS Residential Property Price Index 2025 | BPS is Indonesia's official national statistics agency, so its residential price index is one of the most reliable macro benchmarks available. | We used it to cross-check the national residential property price trend. We also used it to avoid relying only on private-sector listing data when building our Bali estimates. |
| C9 Hotelworks Bali Branded Residences Market Update 2026 | C9 Hotelworks is a recognized Asia hospitality and real estate consultancy with long-running coverage of the Bali property market. | We used it to identify where current development supply is concentrated in Bali. We also used it to validate the momentum of Canggu, Berawa, Uluwatu, and the northwest coast. |
| C9 Hotelworks / Horwath HTL Bali Hotel and Branded Residences Report 2025 | Horwath HTL and C9 are established hospitality market researchers with extensive regional track records in Southeast Asia. | We used it for Bali location concentration and prevailing villa built-up price-per-square-meter bands. We also used it to check that our neighborhood estimates stayed within believable Bali price ranges. |
| Rumah123 Bali Villa Market Overview | Rumah123 is one of Indonesia's largest property portals, with transparent listing-market medians across thousands of active listings. | We used it as an island-wide check on asking-price direction and supply movement across Bali. We also used it to benchmark each neighborhood's median against the broader Bali villa market. |
| Rumah123 Petitenget Villas | It is a large live marketplace for current for-sale villa inventory in one of Bali's core luxury submarkets. | We used it to anchor Petitenget pricing, entry budgets, and current buyer positioning. We also used nearby-area comparisons from this portal to calibrate Seminyak's place in the ranking. |
| Rumah123 Canggu Villas | It captures a very deep pool of current villa listings in Bali's most liquid lifestyle market. | We used it to anchor Canggu's median pricing and to assess active-market depth. We also used nearby point-of-interest medians from this portal to infer Berawa's premium over broader Canggu. |
| Rumah123 Pererenan Villas | It is one of the clearest current listing sources for Bali's fast-rising northwest-coast villa market. | We used it to set Pererenan's median and entry pricing. We also used it to compare Pererenan directly with Canggu and Umalas on current asking levels. |
| Rumah123 Uluwatu Villas | It is a large live listing source for the Bukit Peninsula and Uluwatu villa market with broad current inventory. | We used it to anchor Uluwatu pricing and the Bukit Peninsula's mid-to-premium positioning. We also used it alongside Bingin and Pecatu listing evidence to estimate submarket splits. |
| Rumah123 Sanur Villas | It gives current villa market evidence in Bali's established east-coast residential area with a large pool of active listings. | We used it to set Sanur's median and assess pricing stability. We also used it to compare Sanur against west-coast and Bukit markets. |
| Rumah123 Ubud Villas | It is a major live marketplace for inland Bali villas in Ubud and surrounding villages, with a large and active inventory pool. | We used it to anchor Ubud pricing, especially for the lower entry points that distinguish inland Bali from coastal luxury zones. We also used it to compare Ubud's value position against Sanur, Jimbaran, and Uluwatu. |
| Rumah123 Nusa Dua Villas | It is a live source for villa asking prices in Bali's resort-heavy southern enclave, with broad current inventory across price points. | We used it to anchor Nusa Dua's median and affordable entry stock. We also used it to compare mainstream Nusa Dua pricing against more premium areas on the Bukit Peninsula. |
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