Authored by the expert who managed and guided the team behind the Indonesia Property Pack
Get all the data you need about the real estate market in Bali
Bali remains one of the most searched property markets in Indonesia, but the Bali housing market in 2026 is now more selective than during the post-pandemic rebound.
In this article, we will talk about current housing prices in Bali, buyer demand, rental demand, foreign ownership, and the risks a foreign buyer should understand before buying residential property.
We constantly update this blog post, because Bali property data changes quickly and many figures come from a mix of official data, broker data, and our own market tracking.
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.
How’s the real estate market going in Bali in 2026?
What's the average days-on-market in Bali in 2026?
As of 2026, a realistic average days-on-market in Bali in 2026 is about 105 days for correctly priced residential villas and houses.
Most typical Bali residential listings sell in 90 to 120 days, while prime rentable villas in Berawa, Pererenan, Seminyak, Sanur, and Bingin can sell faster.
This is slower than the hottest 2022 to 2024 period, because buyers in Bali in 2026 are checking lease length, zoning, rental permits, road access, and real rental income more carefully.
Are properties selling above or below asking in Bali in 2026?
As of 2026, most residential properties in Bali sell about 5% to 10% below asking price, with a central estimate near 7% below asking.
Only a small minority of Bali homes sell above asking, probably under 10%, and we are moderately confident because Bali does not publish a complete official resale database.
Above-asking sales in Bali in 2026 are most likely for rare turnkey villas in Berawa, Pererenan, Seminyak, Bingin, and Sanur with clean zoning, strong bookings, and a long remaining lease.
By the way, you will find much more detailed data in our property pack covering the real estate market in Bali.
Get fresh and reliable information about the market in Bali
Don't base significant investment decisions on outdated data. Get updated and accurate information.
What kinds of residential properties can I realistically buy in Bali?
What property types dominate in Bali right now?
The residential property market in Bali is dominated by villas, which likely represent about 75% to 85% of foreign-buyer demand by value in the main tourist zones.
The single largest property type in Bali right now is the private pool villa, especially 1-bedroom, 2-bedroom, and 3-bedroom leasehold villas built for rental income and lifestyle use.
Villas became so common in Bali because foreign buyers often want a holiday home, a lifestyle base, and a rental business in one simple-looking property.
If you want to know more, you should read our dedicated analyses:
- 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?
Are new builds widely available in Bali right now?
New-build homes are widely available in Bali in 2026, and a reasonable estimate is that new or off-plan villas represent 30% to 45% of active foreign-facing residential listings.
As of 2026, the highest concentration of new-build villa projects in Bali is in Canggu, Pererenan, Seseh, Tumbak Bayuh, Uluwatu, Bingin, Ungasan, Ubud outskirts, Sanur, Kedungu, and Cemagi.
Get to know the market before buying a property in Bali
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
Which neighborhoods are improving fastest in Bali in 2026?
Which areas in Bali are gentrifying in 2026?
As of 2026, the clearest gentrifying areas in Bali are Pererenan, Seseh, Kedungu, Tumbak Bayuh, Bingin, Ungasan, and the outer parts of Ubud such as Pejeng and Tegallalang.
In these Bali neighborhoods, gentrification is visible through boutique cafes, coworking spaces, renovated villas, surf and wellness businesses, villa clusters, and more foreign long-stay tenants.
Over the past two to three years, good residential villas in these gentrifying Bali areas have often appreciated by about 15% to 35%, with the highest gains in scarce coastal pockets.
By the way, we’ve written a blog article detailing what are the current best areas to invest in property in Bali.
This matters because gentrification in Bali often arrives before roads, drainage, and zoning enforcement fully catch up.
Where are infrastructure projects boosting demand in Bali in 2026?
As of 2026, the strongest infrastructure-led demand in Bali is around the airport, Kuta, Seminyak, Berawa, Canggu, Cemagi, Sanur, Denpasar, and parts of North Bali linked to better road access.
The main projects driving this demand are the planned Bali urban rail or subway corridor, the airport-to-west-coast connectivity plan, Sanur and Denpasar improvements, and the Singaraja-Mengwitani shortcut road corridor.
The Bali urban rail timeline should be treated carefully, because early phases have been discussed for the late 2020s and early 2030s, but large transport projects in Bali can move slower than marketing brochures suggest.
In Bali, infrastructure announcements can add 5% to 15% to nearby land and villa asking prices, while real price support is stronger only after access, traffic, and visitor flow truly improve.
Make a profitable investment in Bali
Better information leads to better decisions. Save time and money. Download our data.
What do locals and insiders say the market feels like in Bali?
Do people think homes are overpriced in Bali in 2026?
As of 2026, many locals and market insiders think homes in Bali are overpriced in Canggu, Berawa, Seminyak, and some parts of Uluwatu, but not everywhere.
The evidence people usually mention is simple: asking prices rose faster than local incomes, traffic is worse, off-plan villa supply is heavy, and many rental-yield claims look too optimistic.
The counterargument is that Bali still has global lifestyle demand, limited prime coastal land, strong tourism, and a villa rental market that can support good assets.
The price-to-income gap in Bali is much wider than Indonesia’s ordinary local housing market, because many villa prices are set by foreign budgets and tourism income rather than local salaries.
What are common buyer mistakes people regret in Bali right now?
The most common buyer mistake in Bali is buying a beautiful villa before checking zoning, building approvals, rental legality, taxes, and lease extension terms.
The second most common mistake is trusting a glossy gross yield in Bali without subtracting management fees, maintenance, tax, platform costs, vacancy, repairs, and staff costs.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Bali.
It’s because of these mistakes that we have decided to build our pack covering the property buying process in Bali.
Don't buy the wrong property, in the wrong area of Bali
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
How easy is it for foreigners to buy in Bali in 2026?
Do foreigners face extra challenges in Bali right now?
Foreigners face a medium-to-high difficulty level when buying residential property in Bali, because the process is common but much more complex than buying as an Indonesian citizen.
The main legal issue is that foreigners cannot directly own Hak Milik freehold land, so most foreign buyers use leasehold, Hak Pakai when eligible, apartment strata structures, or a correctly structured PT PMA route.
The practical Bali-specific challenges are unclear lease wording, nominee pressure, mixed zoning, informal rental operations, remote due diligence, and listings that hide weak access or weak permits behind strong photos.
We will tell you more in our blog article about foreigner property ownership in Bali.
Do banks lend to foreigners in Bali in 2026?
As of 2026, mortgage financing for foreign buyers in Bali is limited, and most foreign villa purchases are still paid in cash or financed outside Indonesia.
When Indonesian banks do lend to foreign buyers in Bali, a practical expectation is a 50% to 70% loan-to-value ratio and interest rates that are usually higher or stricter than the best local-buyer offers.
Banks usually ask foreign applicants in Bali for residence status, passport and tax documents, income proof, bank statements, property documents, valuation reports, and clear title or lease documentation.
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.
How risky is buying in Bali compared to other nearby markets?
Is Bali more volatile than nearby places in 2026?
As of 2026, Bali residential property is more volatile than prime Bangkok condos or Singapore housing, similar to Phuket villas, and less liquid than mature city markets.
Over the past decade, Bali has seen bigger rental-income swings than many nearby markets because tourism shocks can hit villas quickly, even when prime land and lifestyle demand recover later.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Bali.
Is Bali resilient during downturns historically?
Bali property values have been resilient in long-term desirability, but Bali rental income can fall sharply when tourism falls.
During the pandemic downturn, many Bali rental properties lost most short-term rental income, and the recovery took roughly two to three years as international travel reopened.
The Bali homes that historically hold value best are legally clean villas in Seminyak, Berawa, Pererenan, Sanur, Ubud, and prime Bukit pockets with proven rental appeal.
Get the full checklist for your due diligence in Bali
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How strong is rental demand behind the scenes in Bali in 2026?
Is long-term rental demand growing in Bali in 2026?
As of 2026, long-term rental demand in Bali is growing, especially for comfortable villas that can serve remote workers, families, expats, entrepreneurs, and long-stay visitors.
The main tenant groups behind long-term rental demand in Bali are remote workers, foreign families, international-school parents, wellness professionals, business owners, and Indonesians moving for lifestyle or work.
The strongest long-term rental neighborhoods in Bali are Canggu, Berawa, Pererenan, Umalas, Sanur, Ubud, Jimbaran, and selected parts of Uluwatu and Ungasan.
You might want to check our latest analysis about rental yields in Bali.
Is short-term rental demand growing in Bali in 2026?
Short-term rental operators in Bali in 2026 face more attention on zoning, building approvals, tax registration, rental licensing, and whether a villa can legally operate as tourist accommodation.
As of 2026, short-term rental demand in Bali is still growing in strong tourist areas, but supply is also growing, so average villas face more competition than they did in 2022 to 2024.
A reasonable 2026 estimate for short-term rental occupancy in Bali is about 50% to 70% for good villas, with higher results for well-managed villas in Berawa, Seminyak, Pererenan, Bingin, and Ubud.
The main guest groups driving short-term rental demand in Bali are tourists from Australia, Europe, China, Singapore, domestic Indonesian travelers, digital nomads, wellness tourists, surfers, and family groups.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Bali.
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 are the realistic short-term and long-term projections for Bali in 2026?
What's the 12-month outlook for demand in Bali in 2026?
As of 2026, the 12-month demand outlook for residential property in Bali is positive but selective, with strongest demand for legal, well-managed villas in proven lifestyle zones.
The main factors likely to influence Bali property demand over the next 12 months are tourism arrivals, global travel budgets, Indonesian regulation, villa oversupply, infrastructure confidence, and foreign-buyer sentiment.
Our base forecast is that good Bali residential villas may rise by about 3% to 7% over the next 12 months, while weak or overpriced assets may stay flat or fall slightly.
By the way, we also have an update regarding price forecasts in Indonesia.
This forecast is not a promise, because Bali has strong demand but also unusually fast villa supply growth.
What's the 3–5 year outlook for housing in Bali in 2026?
As of 2026, the 3 to 5 year outlook for Bali housing is positive for scarce, compliant, well-located villas, but mixed for generic off-plan projects.
The major plans shaping Bali over the next 3 to 5 years are the Bali urban rail or subway corridor, better airport connectivity, west-coast expansion, Sanur upgrades, and ongoing spatial-planning enforcement.
The single biggest uncertainty for Bali is whether villa supply and rental regulation grow faster than real tourism and long-stay demand.
Are demographics or other trends pushing prices up in Bali in 2026?
As of 2026, demographics help Bali property prices, but international lifestyle demand and tourism are more important than local population growth alone.
The most important demographic shifts in Bali are foreign long-stay migration, expat family relocation, remote-worker stays, domestic lifestyle migration, and demand near international schools around Canggu, Umalas, and Sanur.
The non-demographic trends pushing Bali prices are wellness travel, surf tourism, remote work, social media visibility, villa management platforms, and investor demand for rental income.
These Bali price pressures should continue for several years in the best areas, but weaker locations may lose support if oversupply keeps rising.
What scenario would cause a downturn in Bali in 2026?
As of 2026, the most likely downturn scenario in Bali is a mix of slower tourism, too many new villas, stricter rental enforcement, and weaker foreign-buyer confidence.
The early warning signs in Bali would be falling foreign arrivals, lower villa occupancy, larger asking-price discounts, longer days-on-market, more unfinished off-plan projects, and weaker demand in inland Canggu-style locations.
A realistic Bali downturn could cut weak villa values by 10% to 20%, while prime legal villas in Seminyak, Berawa, Pererenan, Sanur, Ubud, and selected Bukit areas would likely be more defensive.
Make a profitable investment in Bali
Better information leads to better decisions. Save time and money. Download our data.
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 we trust it | How we used it |
|---|---|---|
| BPS Bali tourism statistical tables | BPS Bali is the official statistics agency for Bali and gives the strongest public view of tourism demand. | We used it to check foreign arrivals, hotel occupancy, and visitor momentum. We treated tourism as a key proxy for villa rental demand in Bali. |
| BPS Bali January 2026 tourism release | This release gives recent official data on Bali foreign arrivals and star-hotel occupancy. | We used it to anchor the June 2026 view in fresh official tourism data. We compared January 2026 with December 2025 to avoid overstating momentum. |
| BPS Bali economic growth Q4 2025 | This is the official provincial GDP release for Bali. | We used it to understand Bali’s economic backdrop. We paid special attention to accommodation and food services because that sector is closely tied to property demand. |
| Bank Indonesia Residential Property Price Survey Q1 2026 | Bank Indonesia is the central bank and its housing survey is the main official housing-price indicator for Indonesia. | We used it as a national benchmark for housing price momentum. We did not treat it as a perfect Bali villa index because Bali’s villa market is more tourism-led. |
| Indonesian Government Regulation PP No. 18/2021 | This is an official Indonesian legal source on land rights, apartment rights, and property registration. | We used it to explain why foreigners cannot simply buy Hak Milik freehold land in their own name. We used it as the legal anchor for foreign ownership limits. |
| JDIH BPK PP No. 18/2021 record | BPK’s legal database is an official Indonesian legal reference. | We used it to cross-check the regulation and its status. We also used it to avoid making unsafe claims about foreign freehold ownership. |
| Bali spatial-planning and RDTR portal | This is a provincial planning source that helps buyers check zoning and permitted land use. | We used it to stress zoning as a major buyer risk in Bali. We connected zoning risk to villas, short-term rentals, and resale safety. |
| GISTARU by Indonesia’s Ministry of ATR/BPN | GISTARU is an official spatial-planning information system from the national land and spatial-planning authority. | We used it as an additional zoning and spatial-planning reference. We treated it as a practical due diligence tool, not as a replacement for a lawyer. |
| Bali Provincial Government subway project source | This is an official Bali government source on the planned urban rail or subway project. | We used it to identify the infrastructure corridors most likely to affect property demand. We treated the timeline cautiously because large infrastructure projects can slip. |
| Colliers Bali Hotel Q4 2025 | Colliers is a major international property consultancy with professional hotel-market research. | We used it to cross-check Bali accommodation demand and supply pressure. We did not treat hotel data as identical to villa data. |
| Propertia Bali villa market data | Propertia provides rare area-level villa listing data in a market where official resale data is limited. | We used it for villa price ranges, tenure differences, and area comparisons. We treated it as listing evidence, not as a complete transaction database. |
| Investland Bali market report | This is private-sector data, so we use it carefully, but it gives practical villa-market indicators. | We used it to estimate days-on-market, sales concentration, and property-type mix. We cross-checked its direction against official tourism and central-bank data. |
Related blog posts