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's property landscape is about to change dramatically with the North Bali International Airport and major road infrastructure projects approved for construction starting late 2025.
These developments will create new property hotspots in previously isolated northern areas while improving access to established southern destinations, fundamentally shifting investment opportunities across the island.
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North Bali International Airport in Kubutambahan will begin construction in late 2025 with operations starting by 2027, making northern coastal areas like Lovina and Singaraja dramatically more accessible to international buyers.
Land prices in North Bali have already increased 70-100% since 2020 and are expected to see 20-30% annual growth after airport completion, potentially halving the current 4x-6x price gap with South Bali within five years.
| Project | Timeline | Impact on Property Markets |
|---|---|---|
| North Bali Airport (Kubutambahan) | Construction 2025, Operations 2027 | 50M passengers annually, transforms North Bali accessibility |
| West Gatot Subroto Road Upgrades | Completion 2026-2027 | Improves Canggu/Tanah Lot access, reduces congestion |
| Jimbaran McDonald's Underpass | Start 2026 | Better access to Jimbaran, Kuta, Uluwatu properties |
| Ahmad Yani & Tohpati Underpasses | 2026-2027 | Reduces travel times to Ngurah Rai Airport |
| Ubud Arjuna Statue Road Widening | 2026-2027 | Improves access to central Bali properties |
| Sanur New Routes | Already operational | Enhanced connectivity for eastern coastal areas |
| Toll Roads & Rail Links | 2027-2028 | Creates integrated transport network across island |
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
Which new airports or major road projects are currently approved or under construction in Bali?
The North Bali International Airport in Kubutambahan, Buleleng Regency, received official approval from President Prabowo Subianto and is scheduled for groundbreaking in late 2025.
The airport project covers over 500 hectares of primarily reclaimed coastal land with total funding of IDR 50 trillion from private sources. The facility will include a smart terminal, aerotropolis, and logistics hub designed to handle 50 million passengers annually once fully operational by 2027.
Major road infrastructure projects currently approved include the West Gatot Subroto Road upgrades with flyover plans to improve Canggu and Tanah Lot access, a new Ahmad Yani Underpass, and the Tohpati Underpass at the Akasia intersection. The Jimbaran McDonald's Intersection underpass project will enhance traffic flow for Jimbaran, Kuta, and Uluwatu areas, with construction starting in 2026.
Ubud will benefit from major road widening at the Arjuna Statue Intersection, while new routes in Sanur are already operational as of September 2025.
How far are these projects from popular tourist hubs like Canggu, Ubud, Seminyak, and Uluwatu?
| Tourist Hub | Distance to North Bali Airport (km) | Estimated Driving Time |
|---|---|---|
| Canggu | 93 | 1 hour 30 minutes |
| Ubud | 67.5-82.2 | 1-1.5 hours |
| Seminyak | 85 | 1 hour 35 minutes |
| Uluwatu | 115-125 | 2 hours 15 minutes |
| Sanur | 75-85 | 1 hour 20 minutes |
| Denpasar | 70-80 | 1 hour 15 minutes |
| Jimbaran | 110-120 | 2 hours |
Which areas will see the biggest reduction in travel time to airports?
North Bali regions, particularly Buleleng Regency and neighboring areas, will experience the most dramatic improvement in airport accessibility.
Currently, residents and visitors in North Bali face 3-4 hour drives to reach Ngurah Rai International Airport in Denpasar. Once the North Bali Airport becomes operational, these same areas will have airport access in under 1 hour, representing a 70-80% reduction in travel time.
Southern areas including Sanur, Canggu, Seminyak, and the Jimbaran-Uluwatu corridor will see improved access to Ngurah Rai Airport thanks to new underpasses, road widenings, and ring roads. These improvements are expected to cut average travel times by 20-30% during peak traffic periods.
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How many passengers are projected to use these new airports each year?
The North Bali International Airport is designed to handle 50 million passengers annually once fully operational, including significant volumes of both domestic and international travelers.
Ngurah Rai International Airport in Denpasar currently processes nearly 24 million passengers per year as of 2024 and is approaching its capacity limits. The new northern facility is specifically planned to relieve this congestion while accommodating Bali's growing tourism demands.
Combined, both airports will provide Bali with the capacity to handle 74 million passengers annually, more than tripling the island's current airport capacity and positioning it as a major Southeast Asian aviation hub.
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What infrastructure upgrades are linked to these airports and when will they be completed?
The North Bali Airport project includes integrated toll roads, rail links, smart logistics facilities, and dedicated access highways scheduled for completion by 2027-2028.
Major southern road improvements targeting the existing Ngurah Rai Airport access are planned for completion by 2026-2027. These include the West Gatot Subroto Road flyover system, multiple underpass projects in Badung Regency, and expanded ring roads around Denpasar.
Regional infrastructure projects such as flyovers and underpasses in Sanur, Jimbaran, and other key tourism areas are scheduled to be operational by late 2027. The Ahmad Yani and Tohpati underpasses will specifically improve connectivity between central Bali and both airport facilities.
Rail connectivity linking the North Bali Airport to major population centers is planned as part of the aerotropolis development, with construction beginning in 2026 and completion targeted for 2028.
Which areas will become more accessible to international buyers?
Northern coastal areas including Lovina, Singaraja, Tejakula, and Pemuteran will become dramatically more accessible to international buyers once the North Bali Airport opens.
Inland mountainous regions such as Munduk, Bedugul, and Kintamani will benefit from improved connectivity, making these cooler climate areas attractive for second homes and resort developments. The entire Buleleng Regency will transform from a remote destination to an easily accessible region for international property investment.
Southern established areas including Canggu, Jimbaran, Uluwatu, and Sanur will benefit from reduced traffic congestion and improved travel routes, making existing properties more valuable while opening new development opportunities.
Eastern coastal areas around Amed and Candidasa will also see improved accessibility through the new northern transport network, expanding the geographic scope for international property investment beyond traditional southern hotspots.
What are current land prices in areas likely to benefit and how have they changed?
North Bali areas around Lovina and Buleleng currently trade at IDR 50-120 million per are (100m²) as of September 2025, representing a significant 70-100% increase from IDR 30-70 million per are in 2020.
South Bali established markets including Canggu, Seminyak, and Uluwatu command IDR 350-600 million per are in 2025, up from IDR 180-350 million per are in 2020, showing consistent 80-100% growth over the five-year period.
Price growth acceleration is already evident in northern districts due to the impending infrastructure development, with more pronounced increases expected as the North Bali Airport nears completion. Premium beachfront land in emerging northern areas is approaching IDR 200-300 million per are for prime locations.
Inland mountain areas like Munduk and Bedugul are experiencing similar growth patterns, with land prices increasing from IDR 20-40 million per are in 2020 to IDR 40-80 million per are in 2025.
How do property prices in north and west Bali compare with the south today?
North and west Bali property markets remain 4-6 times cheaper than established southern destinations as of September 2025.
However, northern areas are projected to experience 20-30% annual price growth rates after airport completion, compared to the steady 10-15% annual increases seen in mature South Bali markets. This growth differential could potentially halve the current price gap within 5 years of the airport opening.
Villa developments in North Bali currently sell for IDR 2-4 billion, while comparable properties in South Bali command IDR 8-15 billion. Rental villas in northern areas typically generate IDR 15-30 million monthly, compared to IDR 60-120 million monthly in southern hotspots.
Land development costs in North Bali remain significantly lower, with infrastructure and construction expenses approximately 40-50% less than southern areas, providing additional investment advantages for early buyers.
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Where are large-scale developments planned around the new transport hubs?
Major resort, hotel, and luxury villa projects are currently in design or permitting stages near Kubutambahan and throughout the Lovina coastal corridor.
The aerotropolis and logistics parks planned adjacent to the North Bali Airport will attract significant international investment, with mixed-use developments including business hotels, serviced apartments, and commercial complexes already in preliminary planning stages.
Traditional tourism areas including Uluwatu and Sanur are also experiencing expansion of luxury hotels and branded residences, taking advantage of improved access routes and reduced travel times to airport facilities.
Inland developments are planned along new road corridors, particularly in the Ubud to North Bali corridor, where eco-resorts and wellness retreats are being designed to capitalize on improved accessibility while maintaining the natural mountain environment.
International hotel chains and resort operators are actively securing development sites in anticipation of increased visitor volumes, with several major announcements expected throughout 2026 as infrastructure construction progresses.
How will these changes affect short-term rental yields in newly connected areas?
North, west, and northeast Bali areas are expected to see short-term rental yields double or triple as tourist arrivals surge and occupancy rates increase substantially.
Current rental yields in established areas like Canggu, Seminyak, and Uluwatu range from 10-14% net annually. Newly connected northern areas could approach these yield levels within 2-3 years of airport completion as accessibility improves and tourism infrastructure develops.
Premium rental rates are expected in newly accessible coastal areas, with properties closer to the new airport commanding higher nightly rates and attracting longer-stay guests who previously avoided North Bali due to transportation difficulties.
Some yield compression may occur in oversupplied southern markets as new accommodation options become available in northern areas, but properties near new transport hubs will likely maintain or improve their performance through enhanced accessibility.
What risks could delay or block these projects?
Environmental concerns present the most significant risk factor, particularly regarding coastal reclamation for the North Bali Airport and potential impacts on marine ecosystems and local fishing communities.
Local community resistance and traditional land rights issues require careful negotiation, especially around temple buffer zones and customary land ownership (tanah adat) areas that are common throughout Bali.
Although funding is secured through private sources, coordination challenges among government agencies for permitting, environmental clearances, and connecting infrastructure development could cause timeline delays.
Potential issues include:
- Environmental impact assessments requiring additional mitigation measures
- Land acquisition disputes with local communities
- Religious and cultural site protection requirements
- Coordination delays between national and regional government agencies
- Construction delays due to weather, supply chain, or labor issues
How soon could investors expect property value increases after completion?
Based on historical patterns in Bali and similar infrastructure projects in Southeast Asia, property value increases typically begin during the construction phase, with significant appreciation occurring 12-18 months before project completion.
Initial price jumps of 15-25% commonly occur immediately after groundbreaking announcements, followed by steady appreciation during construction phases. The most dramatic value increases typically happen within the first 2-3 years after infrastructure completion and operational commencement.
Investors in newly connected areas can expect rapid capital gains as accessibility improves and tourism volumes increase. Properties within 30-45 minutes of the new airport are likely to see the strongest appreciation, particularly beachfront and hillside locations with development potential.
Early investment in North Bali properties could yield 40-60% capital appreciation within 3-5 years of airport completion, based on comparable infrastructure-driven growth patterns observed in other Indonesian tourism destinations.
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Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Bali is experiencing a fundamental transformation in its property investment landscape driven by major infrastructure development.
The North Bali International Airport and comprehensive road network improvements will create significant opportunities for early investors while rebalancing tourism and development across the island.
Sources
- Dijiwa Sanctuaries - North Bali Airport 2025 Timeline and Impact
- Cross Celesta - North Bali International Airport Development
- The Bali Sun - Bali Secures Airport Funding
- The Bali Sun - Road Network Improvements
- 8 Degree - North Bali Airport Economic Impact
- The Bali Sun - Major New Roads Approved
- Flights in Asia - North Bali Airport Project Update
- Bukit Vista - North Bali Airport Analysis 2025