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 in 2025 presents compelling opportunities for both investors and lifestyle buyers. With property prices in prime areas like Canggu and Seminyak having surged 50% over the past five years and rental yields reaching up to 20% annually, the island has become Southeast Asia's hottest real estate destination.
The market is driven by increasing demand from digital nomads, expats, and international tourists, combined with limited land supply in desirable coastal areas. Current villa prices range from $150,000 for entry-level properties to over $2 million for luxury beachfront estates, with strong capital appreciation expected to continue throughout 2025.
If you want to go deeper, you can check our pack of documents related to the real estate market in Indonesia, based on reliable facts and data, not opinions or rumors.
Bali's property market offers exceptional investment opportunities in 2025, with rental yields of 8-20% in prime areas and continued price appreciation expected across all property types.
Foreign buyers can legally purchase property through leasehold arrangements or company structures, with villas being the most popular investment choice.
| Investment Aspect | Key Metrics | Best Areas |
|---|---|---|
| Rental Yield | 8-20% annually | Canggu, Seminyak, Berawa |
| Price Appreciation | 7-10% yearly | All prime coastal areas |
| Entry Price Range | $150,000-$2,000,000+ | Varies by location |
| Property Types | Villas, apartments, land | Tourist and expat zones |
| Legal Structure | Leasehold/Company ownership | All areas available |
| Target Market | Tourists, expats, nomads | Lifestyle-focused areas |
| Monthly Living Costs | $1,500-$2,500 USD | Comfortable Western lifestyle |
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
What types of properties are available in Bali in 2025, and what are their key features?
As of September 2025, Bali's property market offers five main types of properties for international buyers.
Villas remain the most popular choice, available across luxury, mid-range, and budget segments. These properties typically feature private pools, tropical gardens, and open-plan layouts that maximize natural light and airflow. Luxury villas in Seminyak start around $650,000 for 200m², while budget options in emerging areas like Tabanan begin at $150,000.
Apartments are gaining significant traction, especially in tourist hotspots like Canggu, Seminyak, Ubud, and Uluwatu. Modern apartment complexes feature contemporary designs, shared amenities like pools and gyms, and often include serviced setups for hassle-free ownership. Prices range from $100,000 for studio units to $400,000 for premium penthouses.
Townhouses and condominiums appeal primarily to families and long-stay expats. These properties are typically part of gated complexes offering shared infrastructure, security, and community facilities. They provide a middle ground between villa privacy and apartment convenience.
Land purchases attract developers and investors looking for custom projects. Foreigners can access leasehold arrangements, while Indonesians enjoy freehold ownership. Prime beachfront land in Canggu costs approximately $100,000 per are (100m²) as of 2025.
It's something we develop in our Indonesia property pack.
Is it better to buy or rent property in Bali right now?
The decision between buying and renting in Bali depends on your financial situation, long-term plans, and risk tolerance.
Renting offers maximum flexibility and lower upfront costs, making it ideal for first-time visitors or those uncertain about long-term commitments. Monthly rental costs range from $300 for basic accommodations to $2,500 for luxury villas. Renting also eliminates legal complexities that foreigners face when purchasing property.
Buying presents compelling opportunities for investors seeking capital appreciation and rental income. Properties in prime areas have delivered 7-10% annual price growth, while rental yields reach 8-20% in tourist zones. A $250,000 villa in Canggu can generate up to $6,500 monthly rental income, translating to approximately 20% annual returns.
However, foreign buyers must navigate legal restrictions, as direct freehold ownership isn't permitted. Alternative structures like leasehold agreements (typically 25-30 years) or Indonesian company formation (PT PMA) provide legal pathways to ownership.
Current market conditions favor buying for investors with sufficient capital and clear investment strategies. The combination of strong rental demand from digital nomads and limited land supply in desirable areas supports continued price appreciation through 2025.
How have property prices in Bali changed in the past few years, and what is the forecast for 2025?
Bali's property market has experienced dramatic price appreciation over the past five years, with prime coastal areas seeing the most significant gains.
Between 2019 and 2024, property prices in premium locations like Canggu and Seminyak surged approximately 50%. Annual price increases have averaged 7-10% in recent years, driven by international demand and limited land availability. Land prices exemplify this trend: one are (100m²) in prime Canggu locations cost $67,000 in 2019 but reached $100,000 by 2024.
Current pricing reflects this appreciation. Seminyak villas average $650,000 for 200m² properties, while Canggu offers 1-bedroom villas from $240,000 and 2-bedroom options around $380,000. Ubud presents more affordable entry points, with villas starting at $300,000 and extending to $500,000 for mid-range properties.
The 2025 forecast indicates continued price growth across all property types. Several factors support this outlook: sustained demand from digital nomads and expats, ongoing tourism recovery, infrastructure improvements, and increasingly limited land supply in prime coastal areas.
Rural and emerging areas like Tabanan and Seseh are expected to see steadier, more moderate appreciation rates of 5-7% annually. Prime coastal zones will likely maintain higher volatility but offer superior returns for investors willing to accept increased risk.
What are the latest trends in the Bali real estate market?
Bali's real estate market in 2025 is shaped by five dominant trends reflecting changing buyer preferences and global lifestyle shifts.
Sustainable and eco-friendly developments lead market demand, particularly in Ubud and central regions. Properties featuring solar panels, rainwater collection systems, and environmentally conscious designs command premium prices. Buyers increasingly prioritize green building certifications and sustainable materials.
Luxury and upscale properties continue expanding, driven by wealthy international buyers seeking premium accommodations. High-end villas with designer architecture, infinity pools, and premium locations in areas like Uluwatu and Pecatu attract significant investment.
Mixed-use developments combining residential, commercial, and leisure spaces create lifestyle-focused communities. These projects appeal to long-term residents seeking convenience and community integration within single developments.
Remote work infrastructure has become essential, with properties featuring high-speed internet, dedicated office spaces, and co-working facilities commanding higher rents and sale prices. Starlink satellite internet availability has particularly enhanced rural property appeal.
Emerging secondary markets outside traditional tourist zones are gaining popularity. Areas like Tabanan, Seseh, and Nyanyi offer natural settings and lower entry prices, attracting investors seeking future appreciation potential.
What are the steps involved in buying property in Bali, from start to finish?
Purchasing property in Bali as a foreigner requires careful planning and adherence to Indonesian legal requirements.
Begin by establishing your budget and researching financing options. Most foreigners cannot access local mortgages, requiring cash purchases. Budget for additional costs including 5% BPHTB tax, 1-2.5% notary fees, 3-5% agent commissions, and ongoing annual land taxes.
Define your investment objectives clearly: personal use, rental income, or capital appreciation. This decision influences location choice, property type, and legal structure selection.
Choose your legal ownership structure. Foreigners typically use leasehold arrangements (Hak Sewa), right-to-use agreements (Hak Pakai), or establish Indonesian companies (PT PMA) for expanded ownership rights. Each option carries different costs, benefits, and restrictions.
Find reputable real estate agents with proven track records. Recommended agencies include Propertia Bali, Bali Realty, Bali Home Immo, and Bali Treasure Properties. Verify agent credentials and review previous client testimonials.
Conduct thorough due diligence by examining property titles, checking for outstanding debts or disputes, verifying zoning compliance, and confirming development permissions. Hire qualified legal professionals for this critical step.
Negotiate terms and execute the sale-purchase agreement (Akta Jual Beli) through a qualified notary. Pay required taxes and fees, register the property, and establish your chosen ownership structure.
Finally, arrange property management services for ongoing maintenance, rental management, and legal compliance monitoring.
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Where can you find reliable property listings and real estate agencies in Bali?
Finding reliable property listings and experienced agents is crucial for successful real estate transactions in Bali.
Established real estate agencies with strong local reputations include Propertia Bali specializing in Canggu properties, Bali Realty focusing on Seminyak luxury market, Bali Home Immo Property covering Canggu developments, Bali Treasure Properties offering diverse portfolios, Fullers Properties with extensive experience, and Mata Property Real Estate serving multiple regions.
Online property portals provide comprehensive listings for both lease and sale opportunities. Local platforms like Rumah123 offer extensive Indonesian market coverage, while international sites like Realting provide English-language interfaces for foreign buyers.
Agency websites typically feature detailed property information, professional photography, and direct agent contact details. Many agencies also offer virtual tours and video walkthroughs for international clients.
When selecting agencies, verify their business licenses, review client testimonials, and confirm their experience with foreign buyer transactions. Reputable agents understand legal requirements, maintain relationships with qualified notaries and lawyers, and provide ongoing support throughout the purchase process.
Word-of-mouth recommendations from existing expat communities, particularly in areas like Canggu and Seminyak, often provide valuable insights into agent reliability and market expertise.
What kind of properties can you get for different budget ranges in Bali?
| Budget Range | Property Types Available | Typical Locations | Key Features |
|---|---|---|---|
| $150,000-$250,000 | Studio apartments, 1-bedroom villas | Canggu, Berawa, emerging areas | Modern design, small pool, leasehold structure |
| $250,000-$400,000 | 2-bedroom villas, townhouses | Pererenan, outer Canggu, Tabanan | Private pool, garden, contemporary architecture |
| $400,000-$650,000 | 3-bedroom villas, premium apartments | Seminyak, central Ubud, Sanur | Large pools, quality finishes, prime locations |
| $650,000-$1,000,000 | Luxury villas, beachfront properties | Premium Seminyak, Uluwatu, Pecatu | Designer architecture, ocean views, premium amenities |
| $1,000,000-$2,000,000 | Large luxury villas, boutique developments | Beachfront Uluwatu, premium Bukit | Multiple bedrooms, extensive grounds, luxury finishes |
| $2,000,000+ | Ultra-luxury villas, commercial properties | Prime beachfront, exclusive developments | Estate-size properties, commercial potential, unique designs |
What are the common mistakes people make when buying property in Bali?
Foreign property buyers in Bali frequently encounter predictable pitfalls that can result in significant financial losses or legal complications.
Inadequate understanding of Indonesian property laws represents the most common mistake. Many buyers proceed without comprehending legal ownership structures, foreign ownership restrictions, or required documentation. This oversight can lead to invalid purchases or unexpected legal challenges.
Insufficient due diligence checking causes major problems for unprepared buyers. Failing to verify property titles, confirm zoning compliance, check for outstanding debts, or identify existing disputes can result in costly surprises after purchase completion.
Underestimating total costs beyond the purchase price catches many buyers unprepared. Hidden expenses include 5% BPHTB tax, notary fees, legal costs, annual land taxes, ongoing maintenance, and property management expenses that can add 10-15% to the initial investment.
Relying solely on rental guarantees without independent market research leads to unrealistic return expectations. Developers' rental projections often exceed achievable market rates, particularly in saturated areas or during low tourism periods.
Selecting unreliable developers or skipping professional legal advice creates long-term risks. Working with unestablished developers or avoiding qualified legal counsel can result in construction delays, quality issues, or legal complications that exceed any cost savings.
It's something we develop in our Indonesia property pack.
What is the general cost of living in Bali, and how does it affect your decision to buy property?
Understanding Bali's cost of living is essential for property investment decisions, as it directly impacts rental demand and your personal expenses if relocating.
Housing costs vary dramatically by location and quality. Monthly rentals range from $300 for basic local-style accommodations to $2,500 for luxury villas in prime areas like Seminyak or Canggu. Most Western expats spend $800-1,500 monthly on housing to maintain comfortable living standards.
Food expenses depend on dining preferences and cooking habits. Local warungs and markets allow budgets as low as $150 monthly, while Western restaurants and imported groceries can push food costs to $1,000 monthly. Most expats spend $300-600 monthly on food.
Transportation costs remain relatively low, ranging from $45 monthly for scooter rental and fuel to $200 for car rental and driver services. Many expats rely on scooters for daily transportation, keeping costs under $100 monthly.
Utilities including electricity, water, internet, and phone service typically cost $90-180 monthly. High-end properties with pools and air conditioning push utility expenses toward the upper range.
Healthcare insurance ranges from $60 for basic local coverage to $165 for comprehensive international policies. Quality private healthcare is available and affordable compared to Western standards.
Total monthly living costs for comfortable Western lifestyles range from $1,500-2,500, though basic living is possible from $700 monthly.
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 are the best areas in Bali to invest in, based on affordability, upcoming developments, and upscale locations?
| Area | Investment Strengths | Potential Weaknesses |
|---|---|---|
| Seminyak | Established luxury market, consistent rental yields, mature infrastructure, international dining and shopping | High entry prices ($650,000+), market saturation, limited growth potential |
| Canggu | Explosive growth, digital nomad hub, strong surf culture, emerging luxury developments | Price volatility, traffic congestion, rapid gentrification affecting local character |
| Ubud | Wellness tourism trend, eco-retreat appeal, long-term expat residents, cultural authenticity | Limited nightlife, lower rental yields, inland location reduces beach tourism appeal |
| Uluwatu | Stunning beachfront locations, luxury villa developments, rising international recognition | Developing infrastructure, limited dining options, higher maintenance costs for cliff properties |
| Berawa | Emerging hotspot, family-friendly environment, mix of luxury and mid-range options | Rapidly rising prices, newer market with less proven track record |
| Tabanan/Seseh | Affordable entry prices, natural settings, future development potential, authentic Balinese culture | Limited infrastructure, slower appreciation rates, fewer rental amenities |
| Pecatu/Bukit | Premium villa locations, ocean views, luxury resort developments, exclusive communities | High entry costs, remote locations, limited local services and restaurants |
How is life as an expat in Bali, and how does it influence your property investment choices?
Expat life in Bali significantly influences property investment decisions, as the island's large international community creates sustained rental demand and shapes market preferences.
Bali hosts a vibrant, diverse expat community including digital nomads, retirees, entrepreneurs, and families seeking alternative lifestyles. This community concentrates in specific areas like Canggu for younger professionals, Ubud for wellness-focused individuals, Seminyak for luxury seekers, and Sanur for families and retirees.
Lifestyle factors heavily influence location choices. Proximity to international schools affects family-oriented areas, while coworking spaces and reliable internet drive digital nomad preferences. Health and wellness facilities, international restaurants, and shopping centers also impact desirability rankings.
The expat community's preferences directly affect property investment potential. Areas with established expat infrastructure typically offer higher rental yields and more stable tenant demand. Properties featuring Western-style kitchens, reliable internet, swimming pools, and security systems command premium rents.
Long-term visa options including B211A visits, B213 stays, and investor visas enable extended residency, supporting sustained rental demand. Many expats initially rent before purchasing, creating rental-to-purchase conversion opportunities for property owners.
Social infrastructure including international clubs, religious organizations, and networking groups concentrates in established expat areas, reinforcing their investment appeal and supporting property value stability.
If you plan to rent out the property long term, which areas are best for this, and what rental income can you expect?
Long-term rental markets in Bali offer substantial returns, particularly in areas with established expat communities and reliable infrastructure.
Canggu leads long-term rental demand, especially among digital nomads and remote workers seeking surf culture and coworking spaces. A $250,000 villa can generate $3,000-6,500 monthly rent, delivering 15-20% annual yields. Tenants typically seek modern amenities, reliable internet, and proximity to cafes and coworking spaces.
Ubud attracts long-term residents focused on wellness, yoga, and artistic pursuits. Properties here generate steady $1,500-4,000 monthly rents with 12-18% yields. Tenants value tranquil environments, natural settings, and proximity to wellness centers and organic restaurants.
Seminyak appeals to luxury-seeking expats and business professionals. Premium villas command $4,000-8,000 monthly rents with 10-15% yields. Tenants expect high-end finishes, security, and proximity to international dining and shopping.
Sanur attracts families and retirees seeking calm environments with easy beach access. Properties generate $2,000-5,000 monthly rents with 12-16% yields. Tenants prioritize safety, proximity to international schools, and established healthcare facilities.
Typical long-term tenants include digital nomads (6-12 month stays), expat families (1-3 year commitments), retirees (often multi-year arrangements), and business professionals (typically annual contracts). They consistently seek reliable internet, Western-style amenities, security, and proximity to international services.
It's something we develop in our Indonesia property pack.
How does renting out property on a short-term basis compare, in terms of target market and rental income?
Short-term rental markets in Bali target tourists and offer potentially higher returns but require more active management and face increasing regulatory oversight.
Primary target markets include international tourists seeking luxury accommodations, groups celebrating special occasions, families on extended vacations, and business travelers requiring temporary housing. Peak seasons (July-August, December-January) generate premium rates, while shoulder periods require competitive pricing.
Seminyak leads short-term rental performance, with luxury villas earning $200-800 daily during peak seasons and $100-400 in low periods. Annual yields often exceed 20% for well-managed properties, though occupancy rates vary seasonally between 60-85%.
Uluwatu and Pecatu attract high-end short-term guests seeking exclusive beachfront experiences. Premium properties command $300-1,200 daily rates during peak periods, with annual yields reaching 25% for exceptional properties.
Canggu appeals to surf-focused tourists and digital nomads seeking short-term flexibility. Properties generate $80-400 daily rates depending on quality and season, with yields typically 15-22% annually.
Short-term rentals require comprehensive property management including guest communication, cleaning services, maintenance coordination, and compliance with local regulations. Many areas now require specific licenses and face restrictions from village councils (banjar), making legal compliance essential.
Operating expenses for short-term rentals typically consume 30-40% of gross income, compared to 15-25% for long-term rentals. However, peak season rates and premium positioning can offset higher management costs for successful operators.
Is it worth buying property in Bali for personal living, rental income, or capital appreciation?
Bali property purchases can serve multiple investment strategies effectively, though success depends on careful market selection and realistic expectations.
Personal living purchases offer exceptional lifestyle value, particularly for those seeking tropical environments, lower living costs, and vibrant international communities. Areas like Ubud provide tranquil living environments, while Canggu offers dynamic surf culture and coworking opportunities. Consider visa requirements, property management needs, and access to healthcare and education when buying for personal use.
Rental income investments deliver compelling returns, especially in established tourist and expat areas. Long-term rentals provide steadier cash flow with 8-16% annual yields, while short-term rentals can exceed 20% yields but require active management. Success depends on location selection, property quality, and professional management services.
Capital appreciation strategies have proven highly successful in prime coastal areas, with 50% appreciation over five years in locations like Canggu and Seminyak. Emerging areas like Tabanan and Seseh offer higher growth potential but carry increased risks. Infrastructure development, tourism growth, and limited land supply support continued appreciation through 2025.
Mixed strategies combining personal use with rental income optimization often provide optimal outcomes. Many successful investors use properties personally during low season while maximizing rental income during peak tourism periods.
The market's maturity, legal framework clarity, and strong fundamentals make Bali property investment worthwhile for informed buyers with appropriate budgets, realistic expectations, and professional guidance throughout the purchase process.
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's property market in 2025 presents exceptional opportunities for both lifestyle and investment buyers, with rental yields reaching 20% annually and continued price appreciation expected across prime areas.
Success requires understanding legal ownership structures, conducting thorough due diligence, and selecting appropriate locations based on your investment objectives and risk tolerance.
Sources
- Invest Land Bali - Bali Real Estate 2025 Market Trends
- Ilot Property Bali - Buying Property in Bali
- Realting - Overview of Best Real Estate in Bali
- Coco Development Group - Bali Real Estate Market 2025
- Balitecture Realty - Real Estate Market Guide
- Excel Bali - Property Market 2025 Expectations
- Independent Australia - Bali Property Price Changes
- Osiris Investments - Legal Property Buying in Bali
- Kingswood Bali Villas - Investment Opportunities 2025
- Exotiq Property - Buying Property in Bali