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 has two very different rental markets: the local residential areas around Denpasar and the lifestyle hotspots like Canggu, Seminyak, and Ubud that cater to expats and remote workers.
In this guide, we break down actual rent levels, neighborhood trends, tenant preferences, and landlord costs so you know exactly what to expect in early 2026.
We constantly update this blog post as new data becomes available, so the numbers you see here reflect the latest market conditions.
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.
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
What are typical rents in Bali as of 2026?
What's the average monthly rent for a studio in Bali as of 2026?
As of early 2026, the average monthly rent for a studio apartment in Bali is around IDR 12,000,000, which works out to approximately USD 720 or EUR 670.
That said, the range is quite wide: you can find studios in local Denpasar neighborhoods for IDR 6,000,000 to 10,000,000 (USD 360 to 600 or EUR 335 to 560), while furnished studios in prime areas like Seminyak or Canggu typically run IDR 12,000,000 to 18,000,000 (USD 720 to 1,085 or EUR 670 to 1,005).
The biggest factors that push studio rents up or down in Bali are location (beach proximity versus inland), whether the unit comes furnished, and amenities like pool access, reliable internet, and air conditioning.
What's the average monthly rent for a 1-bedroom in Bali as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Bali is around IDR 18,000,000, which equals approximately USD 1,085 or EUR 1,005.
In practice, 1-bedroom rents in Bali range from IDR 9,000,000 to 15,000,000 (USD 540 to 900 or EUR 500 to 835) in Denpasar and local residential areas, while lifestyle areas like Canggu, Seminyak, and Ubud command IDR 18,000,000 to 30,000,000 (USD 1,085 to 1,810 or EUR 1,005 to 1,675).
The cheapest 1-bedroom rents in Bali are found in neighborhoods like Renon, Sesetan, and Panjer in Denpasar, while the highest rents appear in Berawa, Petitenget, and Sayan near Ubud.
What's the average monthly rent for a 2-bedroom in Bali as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Bali is around IDR 32,000,000, which translates to approximately USD 1,930 or EUR 1,785.
The realistic range spans from IDR 14,000,000 to 22,000,000 (USD 845 to 1,325 or EUR 780 to 1,225) in Denpasar and local areas, up to IDR 30,000,000 to 50,000,000 (USD 1,810 to 3,010 or EUR 1,675 to 2,790) in prime lifestyle zones near the beach.
Denpasar neighborhoods like Renon and Sanur offer more affordable 2-bedroom options, while Berawa, Pererenan, and Uluwatu in Badung regency have the most expensive 2-bedroom rentals in Bali.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Bali.
What's the average rent per square meter in Bali as of 2026?
As of early 2026, the average rent per square meter in Bali is around IDR 380,000 per month, which equals approximately USD 23 or EUR 21.
This figure varies significantly across Bali: local market areas typically see rents of IDR 200,000 to 300,000 per square meter (USD 12 to 18 or EUR 11 to 17), while prime lifestyle pockets in Canggu, Seminyak, and Ubud can reach IDR 450,000 to 700,000 per square meter (USD 27 to 42 or EUR 25 to 39).
Compared to Jakarta, Bali's rent per square meter is higher in the tourist hotspots but lower in local residential areas, reflecting the island's unique split between lifestyle and local rental markets.
Properties that push rent per square meter above average in Bali typically feature premium furnishing, dedicated workspaces, fast internet, pool access, and locations within walking distance of beaches or popular cafes.
How much have rents changed year-over-year in Bali in 2026?
As of early 2026, rents in Bali have increased by an estimated 4% to 7% compared to early 2025, with prime expat areas seeing growth closer to 6% to 9% and local Denpasar neighborhoods rising a more modest 3% to 5%.
The main drivers of rent growth in Bali this year are strong foreign tourist arrivals, continued demand from remote workers, and limited supply of high-quality furnished rentals in the most popular areas.
This pace is slightly higher than 2024's trend, when rent growth hovered around 3% to 5% island-wide, meaning the market has tightened as tourism recovered more fully.
What's the outlook for rent growth in Bali in 2026?
As of early 2026, we project rent growth in Bali to land between 4% and 7% for the full year, with the likeliest outcome around 5% to 6% for furnished rentals in high-demand areas.
The key factors supporting this outlook include continued strong tourism numbers, Bali's appeal to digital nomads, and the limited pace of new quality supply coming to market in places like Canggu and Seminyak.
Neighborhoods expected to see the strongest rent growth in Bali include Berawa, Pererenan, and parts of Ubud like Sayan, where demand consistently outpaces available inventory.
The main risks that could push rent growth lower include a significant weakening of the Indonesian rupiah, which could dampen purchasing power, or a sudden oversupply of new developments in specific micro-areas flooding the market.
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 neighborhoods rent best in Bali as of 2026?
Which neighborhoods have the highest rents in Bali as of 2026?
As of early 2026, the three neighborhoods with the highest average rents in Bali are Berawa in the Canggu area (averaging around IDR 25,000,000 to 35,000,000 per month or USD 1,505 to 2,110 or EUR 1,395 to 1,955), Petitenget in Seminyak (similar range), and Uluwatu on the Bukit Peninsula (slightly lower but with premium villa pricing).
These neighborhoods command premium rents because they combine beach proximity, a strong cafe and co-working ecosystem, high-quality building stock, and the "lifestyle brand" that Bali is known for internationally.
The typical tenant profile in these high-rent Bali neighborhoods includes remote workers on medium-term stays, established expats with higher budgets, and business owners who value the social and networking opportunities in these areas.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Bali.
Where do young professionals prefer to rent in Bali right now?
The top three neighborhoods where young professionals prefer to rent in Bali are Canggu (especially the Berawa and Batu Bolong areas), Seminyak and Kerobokan, and the Dharmawangsa-Sesetan area in Denpasar for those seeking better value.
Young professionals in these Bali neighborhoods typically pay between IDR 12,000,000 and 25,000,000 per month (USD 720 to 1,505 or EUR 670 to 1,395) for a well-located 1-bedroom or studio with good internet.
What draws young professionals to these areas includes the concentration of co-working spaces, reliable high-speed internet, walkable access to cafes and restaurants, and a social scene that makes networking easy.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Bali.
Where do families prefer to rent in Bali right now?
The top three neighborhoods where families prefer to rent in Bali are Sanur (calm beach, walkable, established community), Jimbaran and Nusa Dua (more planned layout with easier parking), and Umalas (a middle ground between Seminyak and quieter residential areas).
Families renting 2 to 3 bedroom properties in these Bali neighborhoods typically pay between IDR 20,000,000 and 40,000,000 per month (USD 1,205 to 2,410 or EUR 1,115 to 2,230), with prices at the higher end for newer villas with pools.
These neighborhoods attract families because they offer quieter streets, proximity to international schools, more space for children to play, and predictable access to daily necessities without heavy traffic.
Popular schools near these family-friendly Bali neighborhoods include Bali Island School in Sanur, Green School near Ubud, and Canggu Community School, all of which are accessible from these areas.
Which areas near transit or universities rent faster in Bali in 2026?
As of early 2026, the three areas that rent fastest due to proximity to key anchors in Bali are Jimbaran (near Udayana University campus), Tuban and Kuta (close to Ngurah Rai Airport access), and Renon in Denpasar (near government offices and business centers).
Properties in these high-demand Bali areas typically stay listed for only 14 to 25 days when priced correctly, compared to 30 to 60 days for average listings elsewhere on the island.
The rent premium for properties within walking distance of Udayana University or with easy airport access in Bali is typically IDR 1,500,000 to 3,000,000 per month (USD 90 to 180 or EUR 85 to 170) above comparable units further away.
Which neighborhoods are most popular with expats in Bali right now?
The three neighborhoods most popular with expats in Bali are Canggu (especially Berawa, Batu Bolong, and Pererenan), Ubud (particularly Sayan, Penestanan, and Nyuh Kuning), and Sanur for those seeking a calmer, more established expat community.
Expats in these Bali neighborhoods typically pay between IDR 15,000,000 and 35,000,000 per month (USD 900 to 2,110 or EUR 835 to 1,955) for furnished 1 to 2 bedroom units with good amenities.
These neighborhoods attract expats because they offer reliable internet, a concentration of international restaurants and cafes, English-speaking services, and a built-in social network of other foreigners.
The expat communities most represented in these Bali neighborhoods include Australians, Americans, British, Germans, and increasingly, digital nomads from across Europe and Southeast Asia.
And if you are also an expat, you may want to read our exhaustive guide for expats in Bali.
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Who rents, and what do tenants want in Bali right now?
What tenant profiles dominate rentals in Bali?
The three tenant profiles that dominate the rental market in Bali are remote workers and digital nomads (typically staying 3 to 12 months), lifestyle expats on longer leases, and domestic Indonesian professionals working in Denpasar and Badung.
Remote workers make up roughly 35% to 40% of the furnished rental market in Bali's hotspots, lifestyle expats account for around 25% to 30%, and domestic professionals represent about 30% to 35% of overall rental demand across the island.
Remote workers typically seek furnished studios or 1-bedrooms with fast internet, expats often want 2-bedroom villas with pools and maintenance included, and domestic professionals usually look for unfurnished 1 to 2 bedroom apartments with practical access to work.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Bali.
Do tenants prefer furnished or unfurnished in Bali?
In Bali's hotspot and expat areas, roughly 75% to 80% of tenants prefer furnished rentals, while in Denpasar and local residential areas the split is closer to 50-50 between furnished and unfurnished.
The rent premium for furnished apartments compared to unfurnished in Bali is typically IDR 3,000,000 to 6,000,000 per month (USD 180 to 360 or EUR 170 to 335), depending on the quality of furnishing and included amenities.
The tenant profiles that tend to prefer furnished rentals in Bali include remote workers, short-to-medium-term expats, and anyone relocating from abroad who does not want the hassle of buying furniture for a temporary stay.
Which amenities increase rent the most in Bali?
The top five amenities that increase rent the most in Bali are fast and reliable internet (essential for remote workers), air conditioning with good airflow, a private or shared pool, secure parking with easy scooter access, and backup water and electrical systems.
Fast internet can add IDR 1,000,000 to 2,000,000 (USD 60 to 120 or EUR 55 to 110) to monthly rent, pool access adds IDR 2,000,000 to 5,000,000 (USD 120 to 300 or EUR 110 to 280), air conditioning adds IDR 500,000 to 1,500,000 (USD 30 to 90 or EUR 28 to 85), secure parking adds IDR 500,000 to 1,000,000 (USD 30 to 60 or EUR 28 to 55), and backup systems can add IDR 500,000 to 1,500,000 (USD 30 to 90 or EUR 28 to 85).
In our property pack covering the real estate market in Bali, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Bali?
The top five renovations that get the best ROI for rental properties in Bali are bathroom upgrades with improved ventilation and drainage, kitchen refreshes with durable surfaces and modern appliances, electrical and water system reliability improvements, AC servicing combined with insulation tweaks, and outdoor living space enhancements like covered terraces.
Bathroom upgrades typically cost IDR 15,000,000 to 40,000,000 (USD 900 to 2,410 or EUR 835 to 2,230) and can increase rent by IDR 1,500,000 to 3,000,000 per month (USD 90 to 180 or EUR 85 to 170), while kitchen refreshes cost IDR 10,000,000 to 30,000,000 (USD 600 to 1,810 or EUR 555 to 1,675) and add IDR 1,000,000 to 2,000,000 (USD 60 to 120 or EUR 55 to 110) to monthly rent.
Renovations that tend to have poor ROI and should be avoided by landlords in Bali include overly luxurious finishes that exceed what the local market will pay for, extensive landscaping in areas with limited outdoor space, and expensive imported fixtures that are costly to maintain in the humid climate.
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 strong is rental demand in Bali as of 2026?
What's the vacancy rate for rentals in Bali as of 2026?
As of early 2026, the estimated vacancy rate for rental properties in Bali is around 8% island-wide, though this varies significantly depending on location and property type.
In prime lifestyle areas like Canggu, Seminyak, and Ubud, vacancy rates are tighter at around 5% to 8%, while in Denpasar and local residential areas, vacancies run higher at 9% to 13%.
Compared to Bali's historical average, the current vacancy rate is on the lower side, reflecting the strong post-pandemic recovery in tourism and remote worker demand that has absorbed much of the available quality inventory.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Bali.
How many days do rentals stay listed in Bali as of 2026?
As of early 2026, the average number of days rentals stay listed in Bali is around 30 to 45 days for typical properties, though this varies widely based on pricing and quality.
Prime, well-priced furnished units in areas like Canggu and Seminyak often rent within 14 to 30 days, average stock takes 30 to 60 days, and overpriced or poorly maintained properties can sit for 60 days or more.
Compared to one year ago, days-on-market in Bali has shortened slightly, as stronger demand from returning tourists and remote workers has increased competition for quality rentals.
Which months have peak tenant demand in Bali?
The peak months for tenant demand in Bali are May through August and November through January, when tourism is highest and many medium-stay renters arrive or renew leases.
These seasonal patterns in Bali are driven by the dry season (April to October) attracting more visitors, combined with year-end holidays and the influx of northern hemisphere workers escaping winter.
The lowest tenant demand in Bali typically occurs in February through April and September through October, during the shoulder seasons when tourism dips and fewer new renters are actively searching.
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An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will my monthly costs be in Bali as of 2026?
What property taxes should landlords expect in Bali as of 2026?
As of early 2026, landlords in Bali should expect to pay annual property tax (PBB-P2) ranging from IDR 500,000 to 3,000,000 (USD 30 to 180 or EUR 28 to 170) for mid-market apartments or houses in Denpasar, and IDR 3,000,000 to 15,000,000 or more (USD 180 to 900 or EUR 170 to 835) for villas in prime Badung areas.
The wide range in property taxes across Bali depends on the NJOP (tax assessment value) of your land and building, which can be much higher in hotspots like Canggu, Seminyak, and Uluwatu compared to inland areas.
Property taxes in Bali are calculated based on the NJOP set by local government, multiplied by a percentage rate that varies by regency, meaning Denpasar and Badung can have different rates and assessment values for similar properties.
Please note that, in our property pack covering the real estate market in Bali, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Bali right now?
The utilities landlords most commonly pay on behalf of tenants in Bali are internet and Wi-Fi (especially in expat-focused furnished rentals), pool and garden maintenance for villas, and sometimes a capped electricity allowance for premium all-inclusive rentals.
Internet typically costs landlords IDR 400,000 to 800,000 per month (USD 25 to 50 or EUR 23 to 45), pool maintenance runs IDR 500,000 to 1,500,000 per month (USD 30 to 90 or EUR 28 to 85), and garden upkeep adds another IDR 300,000 to 800,000 per month (USD 18 to 50 or EUR 17 to 45).
The common practice in Bali is for electricity and water to be paid by the tenant in long-term rentals, while furnished short-to-medium-term rentals often include internet and maintenance in the rent to attract remote workers who value simplicity.
How is rental income taxed in Bali as of 2026?
As of early 2026, rental income from land and buildings in Bali is typically subject to PPh Final (Article 4(2)), which is a final withholding tax applied to gross rental income at a rate of 10%.
The main deductions landlords can claim against rental income in Indonesia are limited under the final tax regime, meaning you pay tax on gross rent rather than after subtracting expenses, though proper documentation of repairs and maintenance is still important for overall tax compliance.
A common tax mistake landlords in Bali make is assuming they can deduct all operating expenses from rental income before calculating tax, when in fact the PPh Final system taxes gross rent, so underestimating your tax bill is easy if you do not understand this structure.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property 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 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 |
|---|---|---|
| BPS Bali (CPI Press Release) | BPS is Indonesia's official statistics agency and its inflation data is the standard benchmark for price movements. | We used this to anchor how fast prices are rising in Bali going into 2026. We also used it as a reality-check so our rent growth estimates stay grounded in local inflation. |
| BPS Bali (International Arrivals) | This is an official, auditable count of foreign arrivals from the government's statistics office. | We used arrival data as a demand driver for rentals, since more arrivals typically means more medium-stay renters. We triangulated this against other demand signals to avoid over-attributing everything to tourism. |
| Bank Indonesia (Bali Regional Economy Report) | Bank Indonesia is the central bank and its regional reports are among the most credible macro views available. | We used this to frame the local economic context that supports rental demand. We also used it to explain why Bali's rental market differs from Jakarta's. |
| Bank Indonesia (Residential Property Price Survey) | This is the central bank's official survey output for the residential primary market. | We used this as a proxy for broader housing-market tightness and pricing power. We also used it as a guardrail for rent-growth expectations. |
| Bank Indonesia (JISDOR FX Rates) | JISDOR is Bank Indonesia's reference USD/IDR rate series and a standard market reference. | We used this to convert IDR rents into USD for readers benchmarking globally. We used late-2025 levels as the nearest anchor to early 2026 exchange rates. |
| Reuters (BI Rupiah Guidance) | Reuters is a top-tier newsroom with strong sourcing standards and clear attribution. | We used this to support a reasonable exchange rate assumption for early 2026. We used it only as context, with Bank Indonesia's own data as the primary anchor. |
| PLN (Household Electricity Tariffs) | PLN is Indonesia's official state utility and publishes the tariff schedule used for billing. | We used this to estimate realistic monthly electricity costs for common household usage. We focused on tariff bands most typical for rentals. |
| Directorate General of Taxes (PPh Final Explainer) | DJP is Indonesia's tax authority and its guidance is the closest thing to a source of truth for tax treatment. | We used this to ground how rental income on land and buildings is typically taxed. We also used it to avoid common internet myths about net versus gross taxation. |
| Denpasar City Revenue Agency (Local Tax Regulation) | This is an official local-government publication containing the actual legal text for property taxes. | We used this to describe how PBB-P2 is based on NJOP and set locally. We also used it to inform what landlords should expect in Denpasar-side Bali rentals. |
| Badung Regency (NJOP/PBB-P2 Regulation) | JDIH portals are the official publication channel for local regulations and amendments. | We used this to ground the Badung property tax discussion in an official regulation. We also used it to explain why PBB-P2 can vary a lot by location and NJOP updates. |
| Rumah123 (Studio Rentals) | Rumah123 is a major Indonesian property portal with large listing volume and consistent filters. | We used this to triangulate asking rents for studios using active listings and typical unit sizes. We used it as one leg of our market rent estimate, not as the only truth. |
| Rumah123 (1-Bedroom Rentals) | This is the same major portal, sliced specifically for 1-bedroom inventory. | We used this to estimate 1-bedroom asking rents and to observe the furnished versus unfurnished mix. We used it to shape the young professional and expat segments. |
| Rumah123 (2-Bedroom Rentals) | A large portal category page is a verifiable snapshot of market supply. | We used this to estimate typical 2-bedroom asking rents and size bands. We also used it to anchor family-oriented rental budgets. |
| Lamudi (Studio Rentals) | Lamudi is another established property portal, useful for cross-checking price levels and outliers. | We used this to confirm that our Rumah123-based estimates were not portal-specific. We also used it to sanity-check the low-end versus prime-area spread. |
| AirDNA (Bali STR Metrics) | AirDNA is a widely used analytics provider for short-term rental markets with a clear methodology focus. | We used this only as a demand-pressure indicator that often spills into medium stays. We did not treat STR pricing as the same thing as long-term residential rent. |
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