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 market combines two very different worlds: local family housing and tourism-driven villas, which is why understanding current housing prices in Bali requires looking at both.
We constantly update this blog post so you get the freshest data on Bali property prices, forecasts, and the factors shaping the market right now.
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.
Insights
- Bali welcomed a record 7.05 million foreign tourists in 2025, which directly fuels villa prices in hotspots like Canggu and Uluwatu where rental demand is strongest.
- Villa prices in Bali jumped from around $321,000 to $484,000 on average between early 2024 and early 2025, showing how fast prime segments can move.
- Bank Indonesia's benchmark rate sits at 4.75% in late 2025, its lowest since 2022, making mortgages more accessible for domestic buyers eyeing Bali property.
- Denpasar's secondary home market shows a median price around IDR 6.5 billion (roughly $400,000), reflecting strong local and investor demand.
- Pererenan and Tabanan are emerging as spillover hotspots in Bali, with land prices 30% to 50% lower than saturated Canggu yet growing 25% to 40% annually.
- Australia remains Bali's largest source market at 23% of tourist arrivals, so Australian economic conditions have an outsized effect on villa rental demand.
- The Indonesian government extended VAT breaks on property purchases through 2027, reducing transaction costs for buyers looking at Bali real estate.
- Completed properties in Bali command a 22% price premium over off-plan units, showing that buyers prefer ready-to-rent assets over construction risk.
- Bali's planned mass transit project is gaining momentum, which could reshape property values in currently underserved northern areas over the next five years.
- Rental yields in Bali's prime villa corridors range from 7% to 15% gross, though tighter short-term rental rules could compress returns for non-compliant owners.
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
What are the current property price trends in Bali as of 2026?
What is the average house price in Bali as of 2026?
As of early 2026, the average residential property price in Bali falls between IDR 3.5 billion and IDR 5.5 billion (roughly $210,000 to $330,000 USD, or €200,000 to €315,000 EUR), though this varies a lot depending on whether you're looking at local housing or tourism-driven villas.
To give you a practical reference, the average price per square meter for built-up property in Bali ranges from IDR 18 million to IDR 40 million ($1,100 to $2,400 USD, or €1,050 to €2,300 EUR), with villas in expat neighborhoods at the higher end and landed houses in local areas at the lower end.
If you're wondering what most buyers actually spend in Bali, the realistic price range covering roughly 80% of transactions sits between IDR 2 billion and IDR 8 billion ($120,000 to $480,000 USD, or €115,000 to €460,000 EUR), leaving out only ultra-budget properties in remote regencies and luxury beachfront estates.
How much have property prices increased in Bali over the past 12 months?
Property prices across Bali increased by approximately 5% to 9% over the past 12 months when averaging all residential types, though the gap between slow-moving local markets and fast-rising villa corridors is quite wide.
That overall figure masks significant variation: prime villas in areas like Canggu and Uluwatu saw 10% to 15% annual gains, while more local-focused housing in inland regencies and parts of Denpasar posted a more modest 2% to 5% increase.
The single biggest factor driving this price movement in Bali over the past year was the continued surge in tourism arrivals, which hit a record 7.05 million foreign visitors in 2025 and pushed rental demand well above pre-pandemic levels.
Which neighborhoods have the fastest rising property prices in Bali as of 2026?
As of early 2026, the three neighborhoods with the fastest rising property prices in Bali are Pererenan (in the Canggu corridor), Bingin (on the Bukit Peninsula), and Sayan (in the Ubud area).
Annual price growth in these top Bali neighborhoods ranges from 15% to 20% in Pererenan, 12% to 18% in Bingin, and 10% to 15% in Sayan, reflecting their different demand profiles and development stages.
The main demand driver behind these fast-rising prices is the concentration of tourism and long-stay visitor traffic: these neighborhoods sit closest to Bali's lifestyle amenities, beaches, and wellness offerings, making them natural magnets for rental-seeking investors.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Bali.
We have made this infographic to give you a quick and clear snapshot of the property market in Indonesia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which property types are increasing faster in value in Bali as of 2026?
As of early 2026, the ranking of property types by value appreciation in Bali goes: turnkey villas (fastest), followed by modern landed houses and townhouses, then apartments and condos (slowest).
The top-performing property type in Bali, two to four bedroom villas in prime locations, is appreciating at roughly 10% to 15% annually, outpacing the broader market by a meaningful margin.
The main reason villas outperform other property types in Bali is straightforward: they are the only format that can fully tap into tourism demand through short-term rentals, and strong occupancy rates translate directly into higher buyer willingness to pay.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- How much should you pay for a house in Bali?
- How much should you pay for a villa in Bali?
- How much should you pay for lands in Bali?
What is driving property prices up or down in Bali as of 2026?
As of early 2026, the top three factors driving property prices in Bali are tourism volume (record 7.05 million visitors in 2025), rising construction and labor costs, and easier domestic financing following Bank Indonesia's rate cuts.
The single factor with the strongest upward pressure on Bali property prices is tourism demand: with visitor numbers at all-time highs, rental yields remain attractive and buyers continue competing for limited villa inventory in prime corridors like Canggu and Uluwatu.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Bali here.
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What is the property price forecast for Bali in 2026?
How much are property prices expected to increase in Bali in 2026?
As of early 2026, we expect property prices across Bali to increase by approximately 5% to 9% over the calendar year, with prime villa neighborhoods likely to outperform this range.
The realistic range of forecasts from different analysts for Bali property price growth in 2026 spans from a conservative 4% to an optimistic 12%, depending on assumptions about tourism momentum and regulatory stability.
The main assumption underlying most price increase forecasts for Bali is that tourism arrivals will remain strong (at or above 7 million foreign visitors annually) and that short-term rental regulations will not tighten enough to deter investor demand.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Bali.
Which neighborhoods will see the highest price growth in Bali in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Bali are Pererenan and Berawa (Canggu corridor), Pecatu and Bingin (Bukit Peninsula), and Sanur for more stable family-oriented demand.
Projected price growth for these top Bali neighborhoods ranges from 12% to 18% for Pererenan and Berawa, 10% to 15% for the Uluwatu corridor, and 7% to 10% for Sanur.
The primary catalyst driving expected growth in these Bali neighborhoods is continued tourism concentration: these areas capture most of the visitor spending, digital nomad demand, and lifestyle buyer interest on the island.
One emerging neighborhood in Bali that could surprise with higher-than-expected growth is Seseh-Cemagi, located just north of Canggu, where lower land prices and improving access are attracting early-mover investors.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Bali.
What property types will appreciate the most in Bali in 2026?
As of early 2026, the property type expected to appreciate the most in Bali is turnkey villas with two to four bedrooms, particularly those located in proven rental corridors with good access and reliable utilities.
The projected appreciation for this top-performing property type in Bali is 10% to 15% over the year, assuming tourism demand holds and the property can achieve strong occupancy rates.
The main demand trend driving appreciation for villas in Bali is the direct link between tourism arrivals and rental income: as visitor numbers hit record highs, villas that can tap into this demand become increasingly valuable to investors.
The property type expected to underperform in Bali in 2026 is apartments and condos, which typically see slower appreciation (3% to 6%) because buyers in Bali generally prefer the villa format for both lifestyle and rental purposes.
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 will interest rates affect property prices in Bali in 2026?
As of early 2026, the impact of current interest rate trends on Bali property prices is moderately supportive: Bank Indonesia's benchmark rate at 4.75% (its lowest since 2022) makes domestic mortgages more affordable, which helps sustain local buyer demand.
The current benchmark interest rate in Indonesia is 4.75%, and analysts expect the direction for mortgage rates to remain stable or potentially edge lower in 2026 if inflation stays within Bank Indonesia's 2.5% target corridor.
A 1% change in interest rates in Indonesia typically affects property affordability by shifting monthly mortgage payments by roughly 8% to 12%, which can either bring new buyers into the market or push marginal ones out, though Bali's foreign and cash buyers are less rate-sensitive than the national average.
You can also read our latest update about mortgage and interest rates in Indonesia.
What are the biggest risks for property prices in Bali in 2026?
As of early 2026, the top three biggest risks for property prices in Bali are regulatory tightening on short-term rentals, oversupply in certain villa corridors leading to price competition, and a global travel shock (recession or geopolitics) that could quickly compress rental demand.
The single risk with the highest probability of happening in Bali is stricter enforcement of short-term rental regulations: the provincial government has signaled ongoing efforts to manage overtourism, and new compliance requirements could raise costs or limit rental activity for some properties.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Bali.
Is it a good time to buy a rental property in Bali in 2026?
As of early 2026, the overall assessment is that it is a reasonably good time to buy a rental property in Bali if you choose locations with durable demand, underwrite conservatively, and budget for evolving compliance costs.
The strongest argument in favor of buying now in Bali is that tourism demand is at record highs (7.05 million foreign visitors in 2025), financing conditions are favorable, and prime villa corridors continue to show solid rental yields in the 7% to 15% range.
The strongest argument for waiting before buying a rental property in Bali is the regulatory uncertainty around short-term rentals, which could change the math if compliance costs rise significantly or rental restrictions tighten in popular areas.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Bali.
You'll also find a dedicated document about this specific question in our pack about real estate in Bali.
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.
Where will property prices be in 5 years in Bali?
What is the 5-year property price forecast for Bali as of 2026?
As of early 2026, we estimate cumulative property price growth of 30% to 55% over the next five years for Bali overall, with prime villa neighborhoods potentially reaching the higher end of that range.
The range of 5-year forecasts from optimistic to conservative scenarios in Bali spans from +25% (if tourism stalls or regulations tighten significantly) to +70% (if tourism exceeds expectations and infrastructure projects accelerate).
The projected average annual appreciation rate over the next five years in Bali is 5% to 9% compounded, which aligns with the island's historical performance while accounting for some regulatory and macro uncertainty.
The key assumption most forecasters rely on for their 5-year Bali property price predictions is that tourism arrivals will remain robust at 7 million or more annually, infrastructure will gradually improve, and foreign investment appetite will not be derailed by major policy shifts.
Which areas in Bali will have the best price growth over the next 5 years?
The top three areas in Bali expected to have the best price growth over the next five years are the Canggu spillover corridor (Pererenan, Seseh, Cemagi), the Bukit Peninsula growth belt (Ungasan, Pecatu, Bingin), and practical hubs near Denpasar (Renon, parts of Jimbaran).
Projected 5-year cumulative price growth for these top-performing Bali areas ranges from 50% to 80% for Canggu spillover zones, 45% to 70% for Bukit Peninsula, and 35% to 55% for Denpasar-adjacent family hubs.
This longer forecast aligns closely with our shorter-term outlook because the same fundamental drivers (tourism concentration, land scarcity, improving access) remain in play; the main difference is that 5-year horizons allow time for infrastructure projects to reshape accessibility.
The currently undervalued area in Bali with the best potential for outperformance over 5 years is Tabanan, where land prices are 30% to 50% below prime zones and growth rates of 25% to 40% annually suggest the market is repricing this region as the next investment frontier.
What property type will give the best return in Bali over 5 years as of 2026?
As of early 2026, the property type expected to give the best total return over 5 years in Bali is well-located two to four bedroom villas with strong rental potential, combining capital appreciation with ongoing rental income.
The projected 5-year total return (appreciation plus rental income) for this top-performing property type in Bali is 80% to 130% cumulative, assuming 7% to 12% gross rental yields annually plus 8% to 12% average annual price appreciation.
The main structural trend favoring villas over the next five years in Bali is the persistent mismatch between tourism-driven rental demand and limited buildable land in prime corridors, which keeps supply constrained while demand continues growing.
The property type offering the best balance of return and lower risk over 5 years in Bali is modern landed houses or townhouses in practical residential pockets near Denpasar, which benefit from steady local family demand and are less exposed to short-term rental regulatory shifts.
How will new infrastructure projects affect property prices in Bali over 5 years?
The top three major infrastructure projects expected to impact Bali property prices over the next five years are the Bali Urban Subway (mass transit), highway connections between Denpasar and emerging areas like Tabanan, and airport capacity expansion at Ngurah Rai.
The typical price premium for properties near completed infrastructure projects in Bali is 15% to 30% above comparable properties in areas without improved access, based on historical patterns from road and airport upgrades.
The specific neighborhoods that will benefit most from these infrastructure developments in Bali are Tabanan (highway connectivity), North Bali including Lovina (if airport expansion proceeds), and areas along the planned mass transit corridor connecting Denpasar to southern beach zones.
How will population growth and other factors impact property values in Bali in 5 years?
The projected population growth rate for Bali Province is approximately 1% to 1.5% annually, but the more meaningful driver for property values is tourism-linked migration (workers, entrepreneurs, digital nomads) which follows visitor volumes rather than natural population growth.
The demographic shift that will have the strongest influence on property demand in Bali is the continued influx of higher-income remote workers and long-stay visitors, who tend to seek furnished villas and modern townhouses rather than traditional housing stock.
Migration patterns, both domestic Indonesians moving to Bali for tourism-sector jobs and international long-stay visitors, are expected to keep upward pressure on property values in lifestyle corridors, with the south and west coast absorbing most of this demand.
The property types and areas that will benefit most from these demographic trends in Bali are turnkey villas in Canggu, Seminyak, and Ubud (for international demand) and affordable landed housing in Denpasar's practical suburbs (for domestic worker demand).
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 is the 10 year property price outlook in Bali?
What is the 10-year property price prediction for Bali as of 2026?
As of early 2026, we estimate cumulative property price growth of 70% to 140% over the next 10 years for Bali overall, with prime villa neighborhoods potentially reaching 110% to 220% if tourism remains robust and infrastructure improves as planned.
The range of 10-year forecasts from optimistic to conservative scenarios in Bali spans from +50% (if tourism stagnates or regulations tighten significantly) to +180% (if Bali captures an even larger share of global lifestyle and investment demand).
The projected average annual appreciation rate over the next 10 years in Bali is 5% to 9% compounded, which reflects the island's historical growth trajectory while acknowledging that long-horizon forecasts carry more uncertainty.
The biggest uncertainty factor in making 10-year property price predictions for Bali is regulatory evolution: how Indonesia manages foreign ownership rules, short-term rental licensing, and overtourism policy will shape investor confidence in ways that are difficult to predict a decade out.
What long-term economic factors will shape property prices in Bali?
The top three long-term economic factors that will shape Bali property prices over the next decade are tourism competitiveness (Bali's ability to attract higher-spending visitors), infrastructure and mobility improvements (time saved is value created), and Indonesia's overall macroeconomic stability (inflation, growth, and banking health).
The single long-term economic factor that will have the most positive impact on Bali property values is sustained tourism growth: as long as Bali remains a globally competitive destination, rental yields will support prices and attract investment capital.
The single long-term economic factor that poses the greatest structural risk to Bali property values is overtourism management and environmental constraints: if regulations significantly restrict development or rental activity in key corridors, investor returns could compress.
You'll also find a much more detailed analysis in our pack about real estate in 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 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 SHPR Q3 2025 | Official central bank survey on residential property prices in Indonesia. | We used it to anchor Indonesia-wide price momentum and financing conditions. We cross-checked Bali numbers against this national baseline. |
| Bank Indonesia Policy Rate | Official record of the benchmark rate used for mortgage pricing. | We used it to explain borrowing cost trends affecting Bali buyers. We built interest-rate sensitivity scenarios from this data. |
| BPS Residential Property Price Index 2025 | National statistics agency's publication on residential price movements. | We used it as an independent cross-check alongside Bank Indonesia. We verified our methodology against their documented approach. |
| BPS Bali Province Foreign Visitors | Provincial statistics branch publishing Bali's tourism demand indicator. | We used it to quantify the tourism tailwind supporting villa demand. We explained why location matters so much in Bali. |
| BPS Bali Province CPI Nov 2025 | Official inflation data for Bali shaping construction costs and wages. | We used it to explain cost pressures feeding into villa and house prices. We discussed real versus nominal price changes. |
| ANTARA News (BI Bali IHPR) | Indonesia's state news agency reporting official Bank Indonesia figures. | We used it to pin down Bali's primary-market growth rate. We triangulated it against national SHPR to ensure consistency. |
| detikcom Flash Report Coverage | Major national newsroom attributing data to Rumah123's Flash Report. | We used it to anchor Denpasar median resale prices. We translated it into Bali-wide ranges by property type. |
| Rumah123 Flash Report | Major Indonesian property marketplace with secondary market indicators. | We used it to understand how the resale market behaves. We justified using Rumah123 trends for local buyer segments. |
| Reuters VAT Break Extension | Top-tier global wire reporting policy details affecting housing demand. | We used it to explain transaction cost relief for domestic buyers. We included it in our 2026 forecast scenarios. |
| IMF World Economic Outlook Oct 2025 | Authoritative global institution for macro forecasts affecting capital flows. | We used it to set a realistic global backdrop for 2026 demand. We translated macro uncertainty into risk scenarios. |
| World Bank Indonesia Economic Prospects | Recurring country-focused macro assessment with accessible documentation. | We used it to cross-check growth assumptions for Indonesia. We kept our narrative aligned with structural themes. |
| Asian Development Bank Indonesia | Top regional institution publishing standardized forecasts. | We used it as a second macro forecast source for balance. We kept inflation expectations grounded in their projections. |
| BIS Residential Property Price Statistics | Global bank for central banks with housing statistics for comparison. | We used it to sanity-check Indonesia's housing inflation globally. We explained why Bali can outperform the national line. |
| Perpres No. 12/2025 RPJMN | Official legal document on Indonesia's medium-term development priorities. | We used it to ground infrastructure discussion in actual policy. We explained why some areas may see more demand. |
| ANTARA Bali Mass Transit | State news agency reporting on official infrastructure project momentum. | We used it to explain how transit could reshape property values. We identified neighborhoods likely to benefit. |
| TIME Bali Overtourism Coverage | Major international publication analyzing Bali's tourism governance. | We used it to frame regulatory risks for investors. We explained potential impacts on rental returns. |
| Trading Economics Indonesia Rate | Widely referenced data platform tracking central bank policy moves. | We used it to verify Bank Indonesia rate history. We checked expectations for 2026 rate direction. |
| Bali Villa Realty Market Analysis | Local property agency with transaction-level market reporting. | We used it to understand villa price movements and dynamics. We incorporated their regional price breakdowns. |
| REID Market Report via InvestLand Bali | Market research provider tracking Bali property sector trends. | We used it to validate supply-demand dynamics across regions. We checked our projections against their findings. |
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If you want to go deeper, you can read the following: