Authored by the expert who managed and guided the team behind the Bali Property Pack
Yes, the analysis of Bali's property market is included in our pack
Bali's property market is experiencing unprecedented growth as of September 2025. The island's average property prices have surged significantly over the past year, with strong demand from both international investors and digital nomads driving rapid appreciation across key areas.
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.
Bali's property market shows exceptional momentum with average prices ranging from $1,000 to $4,000 per square meter depending on location.
Prime areas like Canggu and Seminyak are delivering rental yields of 12-20% annually, while emerging areas offer strong growth potential at lower entry prices.
| Area | Average Price per m² | Rental Yield | Growth Potential |
|---|---|---|---|
| Seminyak | $3,500+ | 10-15% | High |
| Canggu | $3,000-$4,000 | 12-18% | Very High |
| Uluwatu | $2,500-$3,500 | 15-20% | High |
| Ubud | $2,000-$2,800 | 8-12% | Medium |
| Tabanan | $1,000-$1,500 | 12-16% | Very High |
| North/East Bali | $1,000-$1,500 | 12-16% | High |
| Kuta | $1,500-$2,500 | 10-15% | Medium |
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
What's the average price per square meter right now across Bali, and how has it changed over the past year?
As of September 2025, Bali's average property prices vary dramatically by location, ranging from $1,000 per square meter in developing areas to over $4,000 per square meter in prime coastal zones.
The island-wide average sits at approximately $3,400 per square meter for apartments and $2,000 per square meter for houses. These figures represent a significant 10-20% increase compared to September 2024, driven primarily by the tourism rebound, infrastructure development, and intense rental demand from digital nomads.
Premium areas like Seminyak command prices exceeding $3,500 per square meter, while Canggu ranges between $3,000-$4,000 per square meter. Uluwatu properties typically cost $2,500-$3,500 per square meter, and Ubud averages $2,000-$2,800 per square meter.
Emerging areas such as Tabanan and North Bali offer more affordable entry points at $1,000-$1,500 per square meter, yet these regions are experiencing some of the fastest price appreciation rates on the island.
It's something we develop in our Bali property pack.
Which areas are seeing the fastest short-term growth in property values?
Canggu leads the pack with annual appreciation rates exceeding 15%, making it the hottest short-term growth area in Bali's property market.
Berawa, directly adjacent to Canggu, is experiencing similar rapid growth due to its proximity to popular surf spots and the growing digital nomad community. Pererenan, just north of Canggu, has become a major growth hotspot with new developments and beach clubs driving demand.
Uluwatu is seeing exceptional growth in the luxury segment, with cliff-top properties and high-end villas appreciating at rates of 12-18% annually. The area's combination of stunning ocean views, world-class surf breaks, and upscale dining establishments continues to attract premium buyers.
Ubud, while traditionally more stable, is experiencing renewed growth of 8-12% annually as wellness tourism rebounds and remote workers seek peaceful environments. The area's cultural significance and natural beauty maintain strong international appeal.
These growth rates significantly outpace most international property markets, driven by Bali's recovery from the pandemic and increasing recognition as a prime destination for both investment and lifestyle purposes.
Which areas look strongest for medium-term appreciation over the next 3–5 years?
Tabanan emerges as the strongest medium-term investment opportunity, positioned to benefit from major infrastructure developments and current affordability.
The Seseh-Kedungu corridor represents exceptional medium-term potential, with new road improvements and resort developments planned for this coastal stretch. Property prices remain relatively low at $1,000-$1,500 per square meter, offering significant upside potential as infrastructure catches up to demand.
Pererenan continues to show strong medium-term prospects, building on its current momentum with planned commercial developments and improved accessibility. The area bridges the gap between established Canggu and emerging northern markets.
North Bali, particularly around Lovina and Singaraja, offers compelling medium-term value with government infrastructure investments and growing eco-tourism interest. Lower entry prices combined with planned road improvements make this region attractive for patient investors.
East Bali, including areas around Amed and Candidasa, presents unique medium-term opportunities as tourists and investors seek alternatives to crowded southwestern regions. Authentic cultural experiences and pristine diving locations support this area's growth potential.
What's the long-term outlook for Bali property over the next decade, considering infrastructure and government policy?
Bali's property market is positioned for substantial long-term growth, with values in prime locations expected to potentially double over the next decade.
Major infrastructure projects driving this optimism include planned metro system expansions, airport capacity increases, and new highway developments connecting previously remote areas. The Indonesian government's commitment to sustainable tourism and eco-friendly development creates a framework for responsible growth.
Government policies supporting foreign investment in leasehold properties, combined with simplified business registration processes, maintain international buyer confidence. Environmental regulations ensure development quality while protecting Bali's natural appeal.
Climate resilience investments, including improved water management and renewable energy projects, address long-term sustainability concerns that could otherwise limit growth. These infrastructure improvements particularly benefit areas currently considered secondary markets.
The convergence of digital nomad trends, Southeast Asian economic growth, and Bali's unique cultural positioning creates a strong foundation for sustained appreciation, especially in areas targeted by transport and eco-luxury development projects.
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How do prices break down between villas, apartments, and land plots in different regions?
| Region | Villa Prices (2BR) | Apartment Price per m² | Land Price per m² |
|---|---|---|---|
| Seminyak | $800,000+ | $3,500+ | $1,500-$2,000 |
| Canggu | $380,000-$600,000 | $3,000-$4,000 | $1,200-$1,800 |
| Uluwatu | $500,000-$1,200,000 | $2,500-$3,500 | $1,000-$1,500 |
| Ubud | $500,000-$800,000 | $2,000-$2,800 | $800-$1,200 |
| Kuta | $300,000-$500,000 | $1,500-$2,500 | $600-$1,000 |
| Tabanan | $200,000-$350,000 | $1,000-$1,500 | $300-$500 |
| North/East Bali | $120,000-$250,000 | $1,000-$1,500 | $300-$600 |
Where is rental demand highest right now, and what kind of yields can investors expect in each area?
Canggu demonstrates the highest rental demand across Bali, consistently achieving occupancy rates above 90% for both short-term and long-term rentals.
Seminyak maintains strong demand from luxury travelers and long-term expatriates, delivering annual gross rental yields of 10-15%. The area's established infrastructure and proximity to high-end dining and shopping sustain consistent demand.
Uluwatu offers exceptional rental yields of 15-20% annually, particularly for properties with ocean views or cliff-top locations. The area's growing reputation for luxury hospitality and world-class surfing drives premium rental rates.
Ubud delivers more moderate yields of 8-12% annually, appealing to wellness tourists and cultural enthusiasts seeking longer stays. The area's focus on authenticity and spirituality attracts guests willing to pay premium rates for unique experiences.
Emerging areas like Tabanan and North Bali show strong rental yield potential of 12-16% annually, benefiting from lower purchase prices while attracting guests seeking authentic Balinese experiences away from crowded tourist zones.
What's the current occupancy rate for short-term rentals like Airbnbs compared to long-term rentals?
Short-term rental occupancy rates in Bali's prime areas consistently exceed 90% as of September 2025, significantly outperforming long-term rental markets.
Canggu and Seminyak lead with average occupancy rates of 92-95% for well-managed short-term rental properties. These areas benefit from year-round tourism and strong digital nomad presence, ensuring consistent demand across both peak and shoulder seasons.
Uluwatu achieves occupancy rates of 88-92% for short-term rentals, with slight seasonal variations during peak surf seasons. The area's luxury positioning allows owners to command premium nightly rates even during lower occupancy periods.
Long-term rental occupancy rates range from 75-85% across prime areas, with higher stability but lower overall yields. Many property owners are shifting from long-term to short-term strategies to maximize revenue potential.
Emerging areas show short-term occupancy rates of 70-80%, improving rapidly as infrastructure develops and tourism diversifies beyond traditional hotspots. These markets offer opportunities for early investors to establish strong positions before full market maturity.
How much budget do you realistically need to buy in the prime areas versus up-and-coming neighborhoods?
Prime areas like Seminyak and central Canggu require minimum budgets of $650,000-$800,000 for basic villa properties, with luxury options exceeding $1.5 million.
1. **Seminyak Budget Requirements:** - Basic 2-bedroom villa: $800,000-$1,200,000 - Luxury 3-bedroom villa: $1,500,000+ - Apartment per m²: $3,500-$4,500 - Land per m²: $1,500-$2,0002. **Canggu Investment Levels:** - Entry-level 2-bedroom villa: $380,000-$500,000 - Premium beachside villa: $800,000-$1,200,000 - Modern apartment per m²: $3,000-$4,000 - Surfside land per m²: $1,200-$1,8003. **Emerging Area Opportunities:** - Tabanan villas: $200,000-$350,000 - North Bali properties: $120,000-$250,000 - Development land: $300-$500 per m² - Renovation projects: $80,000-$150,0004. **Uluwatu Premium Market:** - Cliff-top villas: $1,000,000-$3,000,000 - Standard villas: $500,000-$800,000 - Ocean view land: $1,000-$1,500 per m²5. **Total Investment Considerations:** - Legal fees and taxes: 10-15% additional - Renovation budgets: $50,000-$200,000 - Furniture and setup: $30,000-$100,000
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.
Which areas are best if you're buying mainly to live in Bali yourself?
Ubud stands out as the premier choice for lifestyle buyers seeking peace, culture, and wellness in their daily Bali experience.
For those prioritizing tranquility and spiritual growth, Ubud offers unmatched access to yoga studios, organic restaurants, art galleries, and natural beauty. The area maintains authentic Balinese culture while providing modern amenities for comfortable living.
Seminyak appeals to buyers wanting urban luxury with beach access, offering sophisticated dining, high-end shopping, and vibrant nightlife. The area provides the most comprehensive infrastructure for expatriate living, including international schools and healthcare facilities.
Canggu attracts active lifestyle enthusiasts with its surf culture, fitness facilities, and young international community. The area combines beachfront living with a relaxed, health-conscious atmosphere perfect for outdoor enthusiasts.
For a more authentic experience, areas like Seseh or parts of Tabanan offer peaceful rural living while maintaining reasonable access to amenities and beaches. These locations provide genuine Balinese village life with lower costs and stronger community connections.
It's something we develop in our Bali property pack.
Which areas and property types are most attractive if your goal is steady rental income?
Canggu villas consistently deliver the strongest and most reliable rental income streams across Bali's property market.
Two and three-bedroom villas in Canggu generate annual gross yields of 12-18%, with occupancy rates consistently above 90%. The area's popularity among digital nomads ensures steady demand for monthly rentals, while surf tourism provides consistent short-term bookings.
Seminyak apartments offer excellent rental stability with yields of 10-15% annually, particularly properties within walking distance of beach clubs and restaurants. The area's established tourism infrastructure ensures consistent demand across all seasons.
Uluwatu luxury villas target the premium market with yields of 15-20% annually, though they require higher initial investments. These properties command exceptional nightly rates during peak seasons and maintain strong occupancy through luxury positioning.
For investors seeking lower maintenance, modern apartment complexes in Canggu and Seminyak provide professional management options while delivering solid 8-12% returns. These properties appeal to both tourists and long-term expatriate renters.
Pererenan represents an emerging opportunity for rental income, with new properties achieving 10-15% yields as the area develops its tourism infrastructure and attracts overflow demand from nearby Canggu.
Where are the hotspots for buying with the intention of reselling in a few years?
Tabanan presents the strongest resale potential for short to medium-term property flipping, with prices expected to appreciate 50-100% over the next 3-5 years.
The Seseh-Kedungu corridor offers exceptional resale opportunities as infrastructure developments and resort projects drive rapid value appreciation. Current land prices of $300-$500 per square meter are expected to double as road access improves and commercial developments complete.
Pererenan continues to show strong resale momentum, building on established growth trends with new beach clubs, restaurants, and residential developments. Properties purchased today could see 40-60% appreciation over 3-4 years based on current development pace.
Canggu remains attractive for resale despite higher entry prices, particularly properties requiring renovation or those in slightly peripheral locations. The area's established popularity provides liquidity for quick sales when opportunities arise.
North Bali, particularly around Lovina, represents longer-term resale opportunities as government infrastructure investments and eco-tourism development gradually increase property values in previously overlooked areas.
Given today's market conditions, what type of property, in which location, offers the best balance between affordability, growth potential, and rental returns?
Two-bedroom villas in Tabanan currently offer the optimal balance of affordability, growth potential, and rental returns for September 2025 market conditions.
Properties in Tabanan priced between $200,000-$350,000 provide entry points significantly below prime market levels while positioning investors in areas targeted for major infrastructure improvements. These properties typically generate 12-16% annual rental yields through authentic cultural tourism and overflow demand from saturated areas.
Seseh-Kedungu corridor properties represent another excellent balanced opportunity, with villa prices starting around $250,000-$400,000. The area combines beach access with development potential, offering both immediate rental income and strong medium-term appreciation prospects.
For slightly higher budgets, entry-level villas in Pererenan ($300,000-$450,000) provide established rental markets with continued growth potential. These properties benefit from proximity to Canggu's popularity while offering more reasonable purchase prices.
Modern apartments in emerging areas like North Canggu or Seseh offer the lowest maintenance requirements while still providing solid 10-14% yields and appreciation potential. These properties appeal to investors seeking passive income with growth upside.
It's something we develop in our Bali property pack.
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 September 2025 presents exceptional opportunities across multiple investment strategies and lifestyle preferences.
Whether seeking immediate rental income, medium-term appreciation, or long-term lifestyle investment, Bali offers compelling options at various price points with strong fundamentals supporting continued growth.
Sources
- Bali Villa Realty - Cost of Property in Bali
- Invest Land Bali - 2025 Market Trends and Predictions
- BambooRoutes - Average House Prices in Bali
- BambooRoutes - Bali Price Forecasts
- Exotiq Property - Bali Land Price Trends
- The Bali Homes - Ultimate Guide to Bali Real Estate 2025
- Juwai Asia - Bali Property Market Analysis
- Gravity Bali - 5-Year Market Outlook