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
North Bali offers significantly cheaper land prices compared to Canggu and Uluwatu, with costs often 50-80% lower per are. However, southern regions maintain much higher rental rates, occupancy levels, and tourist demand, creating a clear trade-off between upfront investment costs and revenue potential.
The property market in North Bali presents both opportunities and challenges for investors considering alternatives to the saturated southern markets of Canggu and Uluwatu.
If you want to go deeper, you can check our pack of documents related to the real estate market in Bali, based on reliable facts and data, not opinions or rumors.
North Bali land costs IDR 200-400 million per are versus IDR 1.3-1.9 billion in Canggu and IDR 550-600 million in Uluwatu. However, villa rental rates in North Bali average $60-100 per night compared to $131-180 in Canggu and $250-550 in Uluwatu.
Tourist arrivals heavily favor southern regions, with North Bali receiving less than 10% of Bali's 16.4 million annual visitors, while occupancy rates reach only 40-55% versus 65-80% in the south.
| Metric | North Bali | Canggu | Uluwatu |
|---|---|---|---|
| Land Price (IDR million/are) | 200-400 | 1,300-1,900 | 550-600 |
| Villa Rental Rate (USD/night) | 60-100 | 131-180 | 250-550 |
| Occupancy Rate (%) | 40-55 | 80+ | 65 |
| Rental Yield (%) | 5-8 | 10-15 | 12-15 |
| 5-Year Land Appreciation (%) | 15-20 | 50-70+ | 50-70+ |
| Construction Cost (IDR million/m²) | 3-7 | 7-12 | 7-12 |
| Airport Distance (current) | 2.5-3.5 hours | 45-60 minutes | 35-55 minutes |
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
How much cheaper is land in North Bali compared to Canggu and Uluwatu?
Land prices in North Bali are significantly lower than in Canggu and Uluwatu, with prime land typically costing IDR 200-400 million per are as of September 2025.
In comparison, Canggu commands IDR 1.3-1.9 billion per are for prime locations like Berawa and Batu Bolong, while Uluwatu averages IDR 550-600 million per are for quality plots. The price difference means North Bali land costs approximately 50-80% less than these southern hotspots.
Some beachfront or exceptional sites in North Bali may exceed the typical range, but they remain far below southern pricing levels. The substantial cost savings make North Bali attractive for budget-conscious investors seeking larger land parcels.
This pricing gap reflects the significant difference in demand, infrastructure development, and tourist accessibility between North Bali and the established southern regions.
What are typical villa rental rates in North Bali versus Canggu and Uluwatu?
North Bali villa rental rates average $60-100 USD per night, considerably lower than the established southern markets.
Canggu villas typically charge $131-180 USD per night for mid-market properties, with luxury or beachfront villas commanding higher rates. Uluwatu represents the premium end with average rates of $250-550 USD per night for oceanfront or newer properties.
The rental rate disparity directly correlates with tourist demand patterns and infrastructure development. Northern regions like Lovina and Singaraja attract fewer international visitors seeking luxury accommodations.
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How do tourist arrivals compare between North Bali and southern regions?
Tourist distribution heavily favors Canggu and Uluwatu over North Bali, with Bali receiving approximately 16.4 million total visitors in 2024.
North Bali attracts less than 10% of Bali's total annual visitors, translating to hundreds of thousands rather than millions. Most international tourists concentrate in southern hotspots, with Canggu and Uluwatu each receiving annual arrivals numbering in the low millions.
The southern regions benefit from proximity to Ngurah Rai Airport, established tourism infrastructure, and internationally recognized attractions. North Bali remains primarily a destination for domestic tourists and travelers seeking quieter, more authentic experiences.
This tourist distribution pattern directly impacts property rental demand and occupancy rates across the regions.
What are the occupancy rates for short-term rentals across these areas?
| Region | Average Occupancy Rate | Peak Season Performance |
|---|---|---|
| North Bali | 40-55% | 60-70% |
| Canggu | 80%+ | 90%+ |
| Uluwatu | 65% | 80-85% |
| Seminyak (Reference) | 75-80% | 90%+ |
| Ubud (Reference) | 60-70% | 80% |
How many infrastructure projects are planned for North Bali versus the south?
North Bali has fewer large-scale infrastructure developments compared to the southern regions, with the new North Bali international airport being the primary major project.
Most significant infrastructure investments, including new resorts, lifestyle venues, roads, beach clubs, and commercial developments, remain concentrated in Canggu and Uluwatu areas. North Bali sees only scattered, smaller upgrades in towns like Lovina and Singaraja.
The infrastructure disparity reflects investment priorities based on current tourism patterns and economic activity. Southern regions continue attracting the majority of development capital due to proven demand and higher returns.
This infrastructure gap contributes to the ongoing valuation differences between northern and southern Bali property markets.
How will the new North Bali airport change accessibility?
Current travel times from Ngurah Rai Airport show North Bali at a significant disadvantage, requiring 2.5-3.5 hours by car to reach areas like Lovina and Singaraja.
In comparison, Canggu is 45-60 minutes from the airport, while Uluwatu is 35-55 minutes away. The new North Bali international airport, once completed, will reduce travel time to northern destinations to just 15-30 minutes.
This accessibility improvement could significantly impact North Bali's tourism appeal and property values. However, the completion date remains uncertain, and southern regions will maintain their established infrastructure advantages.
The airport development represents the most significant potential catalyst for North Bali property market growth in the coming years.
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What are typical villa construction costs in each region?
Construction costs in North Bali range from IDR 3-7 million per square meter for basic to semi-luxury builds.
Canggu and Uluwatu command higher construction costs of IDR 7-12 million per square meter for premium builds. The increased costs reflect higher labor expenses, material transportation costs, and design requirements in these established markets.
The construction cost difference partly offsets the land price advantages in North Bali. However, total development costs remain lower in northern regions when combining land acquisition and construction expenses.
Premium finishes and imported materials will increase costs across all regions, but the baseline differential remains consistent.
How do rental yields compare across the three regions?
North Bali rental yields range from 5-8% annually due to lower rental rates and occupancy levels.
Canggu delivers superior yields of 10-15% for well-positioned villas, benefiting from high demand and premium rental rates. Uluwatu achieves similar strong yields of 12-15% or more for top properties with ocean views and luxury amenities.
The yield difference reflects the trade-off between lower acquisition costs and reduced revenue potential in North Bali. Southern regions command premium returns despite higher initial investments.
It's something we develop in our Indonesia property pack.
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.
How has land value appreciation differed over the past five years?
North Bali has experienced modest land value appreciation of 15-20% total over the past five years, with exceptions for rare beachfront locations.
Canggu and Uluwatu have seen dramatic appreciation of 50-70% or more over the same period, particularly in sought-after zones with beach access or clifftop positions. The appreciation reflects sustained demand from international buyers and limited land supply.
The appreciation gap demonstrates the market maturity difference between regions. Established southern areas benefit from proven demand drivers and infrastructure development.
Future appreciation potential in North Bali depends heavily on infrastructure improvements, particularly the new airport completion and tourism development initiatives.
How many dining and lifestyle venues exist in each area?
North Bali has fewer than 50 notable restaurants, beach clubs, and lifestyle venues across areas like Lovina, Singaraja, and Amed.
Canggu boasts hundreds of cafes, restaurants, bars, and clubs, creating a vibrant lifestyle ecosystem that attracts international residents and tourists. Uluwatu features dozens of high-end clubs, restaurants, and luxury venues, often with spectacular clifftop locations.
The venue concentration directly impacts property desirability and rental appeal. International buyers often prioritize access to dining, entertainment, and social opportunities when selecting locations.
This amenity gap represents a significant challenge for North Bali's property market development and tourist appeal.
What are the typical buyer demographics in each region?
North Bali attracts more retirees, value-focused Europeans, and some Indonesian buyers seeking affordable coastal properties.
1. **Retirees** seeking quiet coastal living with lower cost of living2. **Budget-conscious Europeans** looking for larger land parcels3. **Indonesian buyers** interested in domestic tourism investments4. **Adventure tourists** preferring authentic, less developed areas5. **Investors** betting on future infrastructure developmentCanggu draws younger digital nomads, investors from Australia, Western Europe, and the USA seeking lifestyle investments with rental income potential. Uluwatu appeals to affluent expatriates and international investors, plus some Indonesian elites attracted to luxury clifftop properties.
The demographic differences reflect varying priorities regarding lifestyle amenities, investment returns, and budget constraints across the regions.
It's something we develop in our Indonesia property pack.
How many new property developments are being marketed currently?
North Bali has far fewer new villa and residential developments being actively marketed, typically just a handful at any given time.
Canggu and Uluwatu feature dozens of active new developments being marketed simultaneously, creating high competition and rapid inventory turnover. The southern markets benefit from established buyer networks and proven demand patterns.
The development pipeline reflects investor confidence levels and market absorption capacity. Southern regions demonstrate sustained appetite for new supply, while North Bali remains largely untested for large-scale development projects.
This supply differential impacts pricing dynamics and investment opportunities across the regions.
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.
North Bali presents a compelling value proposition with land costs 50-80% below southern regions, but investors must weigh this against significantly lower rental yields and tourism demand.
The upcoming North Bali airport could transform accessibility and market dynamics, potentially making current pricing an opportunity for forward-thinking investors willing to accept longer investment horizons.