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Get all the data you need about the real estate market in Bali
As of June 2026, Bali has two rental markets: affordable local housing around Denpasar and higher-priced furnished rentals near the coast.
We constantly update this blog post so readers can follow fresh rent data in Bali in 2026 without having to read complicated property reports.
For buyers, the important point is simple: a Bali rental property can perform very differently depending on whether the tenant is local, an expat, a family or a short-stay visitor.
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.
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 2026, the average monthly rent for a studio in Bali is about IDR 8.5 million, which is roughly USD 520 or EUR 480.
In practice, most studio rents in Bali in 2026 fall between IDR 5.5 million and IDR 13 million per month, or about USD 340 to USD 800 and EUR 310 to EUR 735.
The cheaper Bali studios are usually in Denpasar, Jimbaran and local urban areas, while furnished studios near Sanur, Kerobokan, Berawa and Canggu-fringe areas cost more because tenants pay for location, furniture, Wi-Fi and lifestyle access.
What's the average monthly rent for a 1-bedroom in Bali as of 2026?
As of 2026, the average monthly rent for a 1-bedroom apartment in Bali is about IDR 14 million, which is roughly USD 860 or EUR 790.
For most 1-bedroom apartments in Bali in 2026, a realistic range is IDR 8 million to IDR 25 million per month, or about USD 490 to USD 1,535 and EUR 450 to EUR 1,410.
The lowest 1-bedroom rents in Bali are usually in Denpasar, Renon, Kesiman and Jimbaran, while the highest 1-bedroom rents are usually in Sanur, Umalas, Berawa, Canggu and Seminyak when the apartment is furnished and ready for foreign tenants.
What's the average monthly rent for a 2-bedroom in Bali as of 2026?
As of 2026, the average monthly rent for a 2-bedroom apartment or small villa in Bali is about IDR 28 million, which is roughly USD 1,720 or EUR 1,580.
Most 2-bedroom rentals in Bali in 2026 range from IDR 13 million to IDR 55 million per month, or about USD 800 to USD 3,375 and EUR 735 to EUR 3,105.
The cheapest 2-bedroom rents in Bali are usually in Denpasar, Jimbaran and simple local housing areas, while the most expensive 2-bedroom rents are usually in Canggu, Berawa, Pererenan, Seminyak and Uluwatu when the property has a pool and modern furniture.
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 2026, the average rent per square meter in Bali is about IDR 220,000 per month, which is roughly USD 13.50 or EUR 12.40 per m².
Across Bali neighborhoods in 2026, a realistic rent range is about IDR 100,000 to IDR 350,000 per m² per month, or about USD 6 to USD 21.50 and EUR 5.60 to EUR 19.80 per m².
Compared with many Indonesian city markets, Bali rents per square meter are unusually high in coastal lifestyle areas because tenants are often comparing long-term rentals with Airbnb-style stays, not only with normal local apartments.
In Bali, compact furnished units, private pools, enclosed air-conditioned living rooms, strong Wi-Fi, good photos and short distance to beaches, cafés or international schools usually push rent per square meter above average.
How much have rents changed year-over-year in Bali in 2026?
As of 2026, average long-term asking rents in Bali are up about 5% to 8% year over year, with the strongest increases in furnished coastal rentals.
The main reason Bali rents rose in 2026 is that foreign arrivals, expat demand, remote workers and short-stay rental pressure kept demand strong, even while new villa supply increased.
Compared with the hotter 2022 to 2024 period, Bali rent growth in 2026 feels slower and more selective, because more villas have been built and tenants are becoming more price-sensitive.
What's the outlook for rent growth in Bali in 2026?
As of 2026, we expect Bali rents to grow by about 4% to 7% over the rest of the year, with prime furnished coastal rentals closer to 7% to 10% if demand stays strong.
The key drivers for Bali rent growth are foreign arrivals, hotel and villa occupancy, digital-nomad demand, local hospitality jobs and the amount of new villa supply coming into Canggu, Uluwatu and Sanur.
The Bali neighborhoods most likely to see the strongest rent growth are Berawa, Pererenan, Umalas, Sanur, Bingin, Uluwatu and well-located Canggu-fringe areas where tenants still compete for good furnished homes.
The main risk is that too many new villas enter the Bali market at the same time, which could slow rent growth in overbuilt pockets even if the island-wide tourism story remains positive.
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Which neighborhoods rent best in Bali as of 2026?
Which neighborhoods have the highest rents in Bali as of 2026?
As of 2026, the three highest-rent areas in Bali are usually Berawa, Pererenan and Seminyak, where good 2-bedroom furnished villas often rent for about IDR 35 million to IDR 55 million per month, or roughly USD 2,150 to USD 3,375 and EUR 1,975 to EUR 3,105.
These Bali neighborhoods command premium rents because tenants pay for beach access, cafés, restaurants, gyms, nightlife, villas with pools and a ready-made international lifestyle.
The typical tenant in these high-rent Bali neighborhoods is a foreign remote worker, an expat couple, a wealthy Indonesian tenant, or a short-stay visitor testing the area before signing a longer lease.
By the way, we’ve written a blog article detailing Sources and methodology: we ranked premium areas using Lamudi Bali villa listings, AirDNA Bali and our own area-by-area rent tracking. We checked tourism momentum with BPS Bali arrivals. We focused on residential use, not hotel rooms.
Where do young professionals prefer to rent in Bali right now?
The top three Bali areas for young professionals in 2026 are Canggu, Berawa and Umalas, with Pererenan, Kerobokan, Sanur and Renon also popular depending on budget.
Young professionals in these Bali neighborhoods usually pay IDR 12 million to IDR 30 million per month, or about USD 735 to USD 1,840 and EUR 675 to EUR 1,695, for furnished studios, 1-bedroom units or shared villas.
Young tenants choose these Bali areas because they want fast Wi-Fi, cafés, coworking spaces, gyms, scooter access, furnished leases and a social scene that feels easy to join.
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 Bali areas for families in 2026 are Sanur, Jimbaran and Umalas, with Renon, Nusa Dua, Kerobokan, Dalung and parts of Ubud also attracting family tenants.
Families renting 2-bedroom or 3-bedroom homes in these Bali areas usually pay IDR 20 million to IDR 45 million per month, or about USD 1,225 to USD 2,760 and EUR 1,130 to EUR 2,540.
Families like these Bali neighborhoods because roads are calmer, supermarkets and hospitals are easier to reach, beaches are family-friendly and daily life is less intense than in central Canggu.
Important school options near these family-friendly Bali areas include Green School near Ubud, Bali Island School in Sanur, Canggu Community School near Canggu, Australian Independent School near Kerobokan and Bali International School options around the south.
Which areas near transit or universities rent faster in Bali in 2026?
As of 2026, the fastest-renting Bali areas near practical transport or university anchors are Jimbaran near Udayana University, Tuban and Kuta near the airport, and Renon or Kesiman near Denpasar job centers.
Correctly priced rentals in these high-demand Bali areas usually stay listed for about 10 to 25 days, while overpriced villas or yearly-only leases can stay online much longer.
Because Bali has no metro, the rent premium is usually for scooter time, airport access, bypass access or university proximity, and this premium is often IDR 2 million to IDR 6 million per month, or about USD 120 to USD 370 and EUR 115 to EUR 340.
Which neighborhoods are most popular with expats in Bali right now?
The three most popular Bali neighborhoods for expats in 2026 are Canggu, Sanur and Ubud, with Berawa, Pererenan, Umalas, Seminyak, Jimbaran and Uluwatu also very active.
Expats in these Bali neighborhoods usually pay IDR 15 million to IDR 45 million per month, or about USD 920 to USD 2,760 and EUR 845 to EUR 2,540, depending on size, furniture, pool and lease length.
These Bali areas attract expats because they combine furnished homes, international food, English-speaking services, wellness, schools, beaches, coworking and other foreign residents nearby.
In broad terms, Canggu and Berawa attract many Europeans, Australians and digital nomads, Sanur attracts older expats and families, Ubud attracts wellness and creative communities, and Uluwatu attracts surfers and higher-end lifestyle renters.
And if you are also an expat, you may want to read our Sources and methodology: we compared furnished listings from Lamudi Bali, short-stay pressure from AirDNA Bali and investor-area context from Ayla Property. We checked foreign-arrival strength with BPS Bali. We used community patterns as practical market observations, not official census data.
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Who rents, and what do tenants want in Bali right now?
What tenant profiles dominate rentals in Bali?
The three main tenant profiles in Bali in 2026 are Indonesian households and workers, foreign remote workers or expats, and hospitality-linked tenants around tourism zones.
A practical split for Bali rentals is about 45% to 55% local Indonesian tenants, 25% to 35% foreign remote workers and expats, and 15% to 25% hospitality workers, seasonal tenants and hybrid short-stay users.
Local tenants usually seek simple houses or apartments, foreign remote workers often seek furnished studios and 1-bedroom units, and families or expats usually seek 2-bedroom or 3-bedroom homes with parking, Wi-Fi and air conditioning.
If you want to optimize your cashflow, you can read our Sources and methodology: we combined population data from BPS Bali, tourism data from BPS Bali tourism tables and furnished-rental signals from AirDNA Bali. We checked live tenant-facing stock on Lamudi Bali. The percentages are estimates because Bali does not publish an official tenant-profile split.
Do tenants prefer furnished or unfurnished in Bali?
In Bali in 2026, about 70% to 80% of foreigner-facing rental demand prefers furnished or semi-furnished homes, while many local long-term tenants are still comfortable with unfurnished houses.
The furnished premium in Bali is often IDR 3 million to IDR 10 million per month, or about USD 185 to USD 615 and EUR 170 to EUR 565, depending on furniture quality, kitchen setup, Wi-Fi and location.
Foreign remote workers, expat couples, relocating families and short-stay tenants usually prefer furnished rentals in Bali because they want to arrive with suitcases and avoid setup problems.
Which amenities increase rent the most in Bali?
The five amenities that raise Bali rents the most in 2026 are a private pool, strong Wi-Fi, enclosed air-conditioned living, modern kitchen and good parking or quiet road access.
In Bali, a private pool can add IDR 5 million to IDR 15 million per month, strong Wi-Fi can protect IDR 1 million to IDR 3 million, enclosed living can add IDR 3 million to IDR 8 million, a modern kitchen can add IDR 2 million to IDR 5 million, and good parking or quiet access can add IDR 1 million to IDR 4 million, equal to about USD 60 to USD 920 and EUR 55 to EUR 845 across these premiums.
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 five best ROI renovations for Bali rental properties in 2026 are bathroom refreshes, AC upgrades, Wi-Fi improvements, anti-mold repainting and enclosed living or kitchen upgrades.
In Bali, these renovations can cost about IDR 5 million to IDR 80 million, or roughly USD 305 to USD 4,910 and EUR 280 to EUR 4,520, and each can lift rent by about IDR 500,000 to IDR 8 million per month when the property is in a tenant-heavy area.
Renovations with poor ROI in Bali are usually expensive luxury finishes in local Denpasar-style homes, oversized decorative features, fragile imported materials and pool upgrades in areas where tenants mostly care about price.
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How strong is rental demand in Bali as of 2026?
What's the vacancy rate for rentals in Bali as of 2026?
As of 2026, the estimated vacancy rate for long-term residential rentals in Bali is about 10% to 15% island-wide, while well-priced furnished units in prime areas can be closer to 6% to 9%.
Across Bali, vacancy can be around 6% to 9% in Canggu, Berawa, Sanur and Umalas for good units, around 10% to 15% for average stock, and much higher for overpriced yearly villas.
Compared with the immediate post-pandemic rebound, Bali vacancy in 2026 is higher in some villa-heavy areas because supply has increased, but demand is still stronger than a normal quiet market.
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 2026, correctly priced long-term rentals in Bali usually stay listed for about 20 to 35 days on average.
In Bali, strong furnished studios and 1-bedroom units in Canggu, Berawa, Sanur, Umalas and Ubud can move in 10 to 25 days, while ordinary houses may take 25 to 45 days and overpriced luxury villas may take 45 to 90 days.
Compared with one year ago, days on market in Bali looks slightly longer in overbuilt villa pockets, because tenants now have more choice and landlords cannot rely only on post-pandemic urgency.
Which months have peak tenant demand in Bali?
The peak tenant-demand months in Bali are usually June to August and December to January, with smaller demand spikes around Easter and major Indonesian holiday periods.
Bali seasonality is driven by Australian winter travel, school holidays, European summer travel, Christmas and New Year demand, and remote workers who plan leases around long stays.
The quieter Bali rental months are usually February, March and parts of November, although well-priced homes in Canggu, Sanur and Ubud can still rent quickly if the product is strong.
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What will my monthly costs be in Bali as of 2026?
What property taxes should landlords expect in Bali as of 2026?
As of 2026, a typical Bali landlord should expect annual land and building tax of about IDR 3 million to IDR 15 million for a mid-market property, or roughly USD 185 to USD 920 and EUR 170 to EUR 845.
For Bali property taxes in 2026, a simple local home may be below IDR 3 million per year, while a valuable Canggu, Seminyak or Sanur villa can reach IDR 15 million to IDR 40 million per year, or about USD 920 to USD 2,455 and EUR 845 to EUR 2,260.
Property tax in Bali is based on the official assessed value of the land and building, so the final amount depends on the property’s NJOP value, regency rules, location and land size.
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?
In Bali in 2026, landlords often pay or include Wi-Fi, banjar or security fees, garbage collection, pool maintenance, garden maintenance and sometimes weekly cleaning for expat-facing furnished rentals.
Typical monthly landlord-paid costs in Bali are about IDR 300,000 to IDR 600,000 for Wi-Fi, IDR 100,000 to IDR 500,000 for local fees and garbage, IDR 1 million to IDR 2.5 million for pool care, IDR 500,000 to IDR 2 million for gardening, and IDR 800,000 to IDR 2.5 million for cleaning, equal to about USD 6 to USD 155 and EUR 6 to EUR 140 per item.
The common Bali practice is that landlords include lifestyle services in higher-end furnished rentals, while tenants often pay electricity, water, internet and routine consumables in local long-term houses.
How is rental income taxed in Bali as of 2026?
As of 2026, ordinary land and building rental income in Bali is generally subject to Indonesia’s Article 4(2) final income tax at 10% of gross rent.
Because this is a final tax on gross rent, landlords usually cannot deduct repairs, interest, management fees or depreciation against this passive rental income in the same way they might in other countries.
The common Bali-specific tax mistakes are treating short-stay villa income like simple passive rent when it may look like accommodation income, ignoring withholding rules, missing monthly payment dates and forgetting that lease structure matters.
We cover these mistakes, among others, in our Sources and methodology: we used Indonesia’s Directorate General of Taxes as the main tax source, then cross-checked market use cases with Lamudi Bali and our own ownership models. We used AirDNA Bali only to understand when villas may behave like accommodation. This is not personal tax advice, so landlords should confirm their setup with an Indonesian tax adviser.
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 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 used | Why this source matters | How we used this source |
|---|---|---|
| BPS Bali Province in Figures 2026 | This is the official annual statistical book for Bali province. | We used it to understand Bali’s population, economy and tourism context. We did not use it for bedroom-level rents because the book does not publish that detail. |
| BPS Bali tourism tables | This is the official Bali portal for tourism indicators. | We used it to cross-check visitor-driven rental demand in Bali. We treated tourism as a demand signal, not as direct residential rent data. |
| BPS Bali foreign arrivals | This is official monthly visitor data from Bali’s statistics authority. | We used it to confirm that foreign arrivals were still strong in early 2026. We used the seasonal pattern to support comments about expat and nomad demand. |
| BPS Bali hotel occupancy | Hotel occupancy is not rent data, but it shows pressure in Bali’s accommodation market. | We used it as a pressure gauge for accommodation demand. We compared it with AirDNA and Colliers before estimating vacancy and seasonality. |
| BPS Bali economy release 2025 | This is an official BPS release on Bali’s economy. | We used it to frame jobs, income and service-sector demand. We paid special attention to accommodation and food-service activity. |
| Bank Indonesia residential property survey Q1 2026 | Bank Indonesia is the country’s central bank and the survey is a primary housing-market source. | We used it to check whether the wider Indonesian housing market was overheating. We treated it as a conservative anchor because it covers sale prices, not Bali rents. |
| Directorate General of Taxes Article 4(2) final tax | This is Indonesia’s official tax authority. | We used it for the 10% final income tax rule on land and building rent. We used it instead of relying on agent blogs for the core tax rule. |
| Lamudi Bali apartments for rent | Lamudi is a major Indonesian property portal with current asking rents. | We used it to estimate current Bali apartment rents by bedroom. We treated listings as asking prices and trimmed obvious outliers. |
| Lamudi Denpasar apartments for rent | This gives a useful non-beach benchmark inside Bali’s largest urban market. | We used it to anchor studio and 1-bedroom estimates. We treated Denpasar as the lower-to-mid market, not as the whole Bali market. |
| Lamudi Bali houses and villas for rent | This source shows live Indonesian-language listings across houses and villas. | We used it for 2-bedroom and family-house rent levels. We separated local houses from expat-style villas with pools and services. |
| AirDNA Bali short-term rental data | AirDNA is a recognized short-term rental analytics provider using Airbnb and Vrbo data. | We used it to measure furnished and holiday-rental pressure in Bali. We did not convert nightly rental data directly into long-term residential rent. |
| Colliers Q1 2026 Bali hotel report | Colliers is a major global property consultancy with local market research. | We used it to check whether tourism demand was strengthening or softening in early 2026. We used its cautious tone to avoid overstating Bali rent growth. |
| Horwath HTL and C9 Hotelworks Bali Hotel and Branded Residences 2026 | Horwath HTL and C9 Hotelworks are specialist hospitality research firms. | We used it to understand Bali’s hospitality and branded-residence supply context. We treated it as market-structure evidence, not rent-by-bedroom data. |
| Ayla Property Bali Market Report 2026 | This is private-sector data, but it discloses its listing count, area coverage and methodology. | We used it as a cross-check on new-build investor areas and ROI expectations. We gave more weight to official BPS, Bank Indonesia and tax sources where available. |
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