What properties can you buy in Baliwith $100k, $300k, $500k and more? (January 2026)

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

What can I realistically buy with $100k in Bali right now?

Are there any decent properties for $100k in Bali, or is it all scams?

For around $100,000 (approximately Rp1.7 billion using January 2026 exchange rates), you can find decent leasehold villas or small apartments in Bali, but full ownership is essentially off the table for foreigners at this price point because Bali's minimum purchase threshold for foreign buyers is set at Rp5 billion for landed houses.

The neighborhoods offering the best value and most legitimate options for a $100k budget in Bali include Tabanan and Kedungu to the west of Canggu, outer Kerobokan and Dalung areas, the back streets of Sanur away from the beachfront, and the Gianyar outskirts near Ubud like the Mas area.

In popular areas like Canggu (Berawa, Batu Bolong, Pererenan), Seminyak, or Uluwatu, $100k typically only gets you a very small leasehold studio, an older unit needing significant renovation, or something located far from the desirable core streets.

What property types can I afford for $100k in Bali (studio, land, old house)?

For $100k (around Rp1.7 billion) in Bali, the realistic property types available to foreigners include leasehold studios or compact one-bedroom apartments, leasehold tiny villas (typically older one-bedroom units) in emerging pockets, and land leases in less touristy regencies where you could build later.

At this price point in Bali, you should expect properties that need work, whether that means cosmetic refreshes and new furnishings, upgrades to plumbing, electrical, and waterproofing systems, or more extensive layout changes and roof repairs.

For long-term value at the $100k level in Bali, leasehold villas in emerging areas like Kedungu or outer Pererenan tend to offer better appreciation potential than tiny apartments because these locations benefit from Canggu's expanding influence while still being priced accessibly.

What's a realistic budget to get a comfortable property in Bali as of 2026?

As of early 2026, the realistic minimum budget to get a comfortable property in Bali as a foreigner starts around $200,000 to $300,000 (Rp3.4 to Rp5.1 billion, or roughly €185,000 to €275,000) for a solid leasehold one to two-bedroom villa in good but not prime locations.

Most foreign buyers in Bali need to budget between $300,000 and $500,000 (Rp5.1 to Rp8.5 billion, or €275,000 to €460,000) to reach a comfortable standard that includes good area, good quality, and minimal compromises.

In Bali, "comfortable" generally means a property with reliable utilities (proper water systems, drainage, and waterproofing), clean legal documentation, decent road access with parking, and enough space for daily living without feeling cramped, typically a one to two-bedroom villa with at least 60 to 100 square meters of building area.

The required budget in Bali varies dramatically by neighborhood: a comfortable villa in Kedungu or outer Sanur might cost $200,000, while the same comfort level in central Canggu or Seminyak could easily require $400,000 or more.

What can I get with a $200k budget in Bali as of 2026?

What "normal" homes become available at $200k in Bali as of 2026?

As of early 2026, a $200,000 budget (approximately Rp3.4 billion) in Bali typically unlocks leasehold one to two-bedroom villas in non-prime pockets near popular areas, newer and better-finished one-bedroom villas rather than tired older stock, and well-structured apartment units where the legal framework actually matches what foreigners can hold.

For $200k in Bali, you can typically expect around 35 to 70 square meters for apartment-style units depending on location and amenities, or 60 to 120 square meters of building area for villas on small plots, with more space available as you move further from the Canggu, Seminyak, and Uluwatu cores.

By the way, we have much more granular data about housing prices in our property pack about Bali.

What places are the smartest $200k buys in Bali as of 2026?

As of early 2026, the smartest neighborhoods for a $200k budget (Rp3.4 billion) in Bali include Kedungu and the Tabanan coast (close enough to benefit from Canggu's gravity), the edges of Umalas and outer Kerobokan (positioned between Seminyak and Canggu influence), non-beachfront streets in Sanur (stable family and expat demand), and non-cliff, non-beachfront Jimbaran (good access and local services).

These areas represent smarter buys compared to other $200k options in Bali because they offer proximity to high-demand zones without the premium pricing, meaning your money buys more space and better quality while still benefiting from infrastructure improvements and rental demand spillover.

The main growth factor driving value in these smart-buy areas of Bali is infrastructure development combined with the natural expansion of tourist and expat populations outward from overcrowded prime zones, as roads improve and services expand into these adjacent neighborhoods.

What can I buy with $300k in Bali in 2026?

What quality upgrade do I get at $300k in Bali in 2026?

As of early 2026, moving from $200k to $300k (Rp3.4 billion to Rp5.1 billion) in Bali typically gets you better build quality with less of that "rental flip" feel, more reliable utility setups including proper water systems, drainage, and waterproofing, and cleaner legal and permit packaging, though this is more likely rather than guaranteed.

Yes, $300k can definitely buy a property in a newer building in Bali right now, especially if you're not insisting on the most walkable parts of Berawa, Batu Bolong, or Pererenan where prices remain elevated even for older stock.

At the $300k level in Bali, you typically gain access to modern kitchens with proper ventilation, quality bathroom fixtures, air conditioning throughout, better security features, and outdoor spaces like small gardens or terraces that feel intentional rather than afterthought additions.

Can $300k buy a 2-bedroom in Bali in 2026 in good areas?

As of early 2026, finding a two-bedroom property for $300k (Rp5.1 billion) in good areas of Bali is realistic, but you'll typically need to choose two out of three factors: good area, newer or high quality, and turnkey price.

The specific good areas in Bali where $300k can buy a two-bedroom include Kedungu, outer Pererenan, the edges of Umalas, and the back streets of Sanur, while in the most prime pockets of central Canggu or Seminyak and Petitenget, $300k often only gets you a small two-bedroom, an older two-bedroom, or something that's not walkable to the action.

A $300k two-bedroom in Bali typically offers around 80 to 150 square meters of building area (roughly 860 to 1,600 square feet), with more space available in the emerging areas and less in the established popular zones.

Which places become "accessible" at $300k in Bali as of 2026?

At the $300k price point (Rp5.1 billion) in Bali, the neighborhoods that become accessible include outer Pererenan with more realistic options, Uluwatu-side villages like Ungasan rather than cliff-front Bingin, and Sanur where comfortable and livable housing becomes genuinely plausible.

These newly accessible areas are desirable compared to lower-budget options because they offer stronger rental demand from tourists, better-established infrastructure and services, more reliable road access, and proximity to beaches or attractions that drive both lifestyle appeal and resale value.

For $300k in these newly accessible Bali areas, buyers can typically expect a well-maintained two-bedroom villa with proper utilities, some outdoor space, parking, and legal documentation that's cleaner and more straightforward than what you'd find at lower price points.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Bali.

What does a $500k budget unlock in Bali in 2026?

What's the typical size and location for $500k in Bali in 2026?

As of early 2026, a $500,000 budget (approximately Rp8.5 billion) in Bali typically buys a two to three-bedroom villa that's meaningfully more spacious and better finished, or a prime-location smaller villa that's highly walkable and rentable, or a family-style house where the legal structure is clean and fits foreigner eligibility, with locations spanning Sanur, Jimbaran, Umalas, and the Kedungu or Tabanan coast.

Yes, $500k can definitely buy a family home with outdoor space in Bali, and this is actually one of the first budget levels where pool, garden, parking, and storage become normal features rather than luxury add-ons, especially in areas like Sanur, Jimbaran, Umalas, and the Tabanan coast.

At $500k in Bali, the typical property offers two to three bedrooms and two to three bathrooms, with building areas ranging from 150 to 250 square meters (roughly 1,600 to 2,700 square feet) on plots that can accommodate outdoor living spaces comfortably.

Finally, please note that we cover all the housing price data in Bali here.

Which "premium" neighborhoods open up at $500k in Bali in 2026?

At $500k in Bali, the premium neighborhoods that open up include more of the desirable parts of Canggu like Berawa and Batu Bolong (not necessarily the most prime streets, but solid locations), Seminyak and Petitenget become more realistic for smaller premium stock, and the Pecatu area of Uluwatu especially if you're not insisting on cliff-front positioning.

These neighborhoods are considered premium in Bali because they offer walkability to popular cafes, restaurants, and beaches, strong and consistent rental demand from tourists and digital nomads, established infrastructure including good roads and reliable utilities, and a concentration of high-quality amenities that attract higher-spending visitors.

For $500k in these premium Bali neighborhoods, buyers can realistically expect a well-finished two-bedroom villa with a small pool, or a compact but high-quality one-bedroom in the most desirable micro-locations, with modern fixtures, proper security, and documentation that supports rental income generation.

What counts as "luxury" in Bali in 2026?

At what amount does "luxury" start in Bali right now?

In Bali, luxury real estate typically starts around $700,000 (approximately Rp11.9 billion or €645,000) for designed, prime-ish, and turnkey properties, while truly prime positioning with beachfront access, clifftop views, or the most walkable streets in high-demand areas generally requires $1 million or more (Rp17 billion or €920,000 and up).

The entry point to luxury in Bali is defined by architect-designed spaces rather than standard builds, infinity pools with quality landscaping, premium imported finishes, smart home features, full staff quarters or management-ready setups, and locations that command views or immediate access to beaches and lifestyle amenities.

Compared to other tropical island markets like Phuket, Koh Samui, or the Caribbean, Bali's luxury threshold remains relatively accessible, though the gap has been narrowing as international demand has pushed prices upward over the past several years.

For mid-tier luxury in Bali, expect to spend $1 million to $2 million (Rp17 to Rp34 billion, or €920,000 to €1.8 million), while top-tier luxury properties with exceptional locations, large land plots, and bespoke design can range from $2 million to $5 million or beyond (Rp34 to Rp85 billion, or €1.8 to €4.6 million).

Which areas are truly high-end in Bali right now?

The truly high-end areas in Bali right now are concentrated in specific micro-locations rather than entire regions: in Canggu, the best parts of Berawa, Batu Bolong, and Pererenan; in Seminyak, Petitenget and beach-adjacent streets; in the Bukit peninsula, the front pockets of Bingin and Padang Padang plus certain cliff-view zones; resort-oriented Nusa Dua; and select Sanur beachfront pockets where supply is scarce.

These areas are considered truly high-end in Bali because they combine exceptional natural settings (ocean views, beach access, or dramatic clifftops) with established reputations, strong security, proximity to world-class restaurants and beach clubs, and the kind of exclusivity that comes from limited available inventory in locations that cannot be replicated.

The typical buyer profile for these high-end Bali areas includes international investors and high-net-worth individuals seeking vacation homes or rental income properties, successful entrepreneurs in the digital and creative industries, and affluent expats looking for primary residences with resort-level amenities and lifestyle access.

How much does it really cost to buy, beyond the price, in Bali in 2026?

What are the total closing costs in Bali in 2026 as a percentage?

As of early 2026, the total closing costs for buying property in Bali typically range from 6% to 10% of the purchase price, depending on the specific location and transaction structure.

The realistic low-to-high percentage range that covers most standard property transactions in Bali runs from about 6% (for straightforward deals with minimal complications) to 10% (for transactions requiring more legal work or in areas with higher local tax rates).

The main fee categories that make up this total percentage in Bali include BPHTB (the buyer's property transfer tax, which can be up to 5% under national law but varies by local regulation), notary and PPAT fees for deed processing (typically 0.5% to 1.5%), land office registration costs, and legal due diligence fees if you hire a lawyer to verify documentation and permits properly.

To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Bali.

How much are notary, registration, and legal fees in Bali in 2026?

As of early 2026, notary, registration, and legal fees in Bali typically cost between 1% and 3% of the property price, which for a $300,000 property (Rp5.1 billion) would be approximately $3,000 to $9,000 (Rp51 to Rp153 million, or €2,750 to €8,250).

These fees in Bali typically represent about 0.5% to 1.5% for notary and PPAT deed processing, a smaller amount for land office registration and administrative costs, and a separate fee for independent legal due diligence that is often quoted as a fixed service charge rather than a percentage.

Of these three fee types in Bali, legal due diligence tends to be the most expensive when done thoroughly because it involves verifying land certificates, checking zoning permits, confirming building permits, and ensuring the property's documentation actually matches what foreigners can legally hold, which requires specialized knowledge and takes significant time.

What annual property taxes should I expect in Bali in 2026?

As of early 2026, annual property tax (PBB-P2) for a typical residential property in Bali is relatively low, generally ranging from around $150 to $1,500 per year (Rp2.5 to Rp25 million, or €140 to €1,380), depending on the property's assessed value and classification.

Annual property taxes in Bali typically represent about 0.05% to 0.3% of the assessed value, and importantly, this assessed value is often significantly lower than actual market value, which keeps the effective tax burden quite modest by international standards.

Property taxes in Bali vary based on property type and location: properties in more developed tourist areas like Seminyak or Canggu may have higher assessments than those in quieter residential zones like Sanur's back streets or the Tabanan regency, and commercial or mixed-use properties face different classification rates than purely residential ones.

There are some exemptions and reductions available in Bali, particularly for lower-value properties below certain thresholds, though these provisions are primarily designed for local Indonesian residents rather than foreign buyers purchasing investment properties.

You can find the list of all property taxes, costs and fees when buying in Bali here.

Is mortgage a viable option for foreigners in Bali right now?

For most foreign individual buyers in Bali, obtaining a local mortgage is usually not a viable primary financing strategy, so the majority of foreign purchases are completed through cash transactions or offshore financing arrangements, especially for leasehold structures.

When Indonesian banks do consider foreign applicants, they typically offer loan-to-value ratios of 50% to 70% (meaning you need a substantial down payment), with interest rates that generally track the Bank Indonesia policy rate and currently run higher than what buyers might be accustomed to in Western markets.

To qualify for a mortgage in Bali, foreign buyers typically need strong Indonesian ties such as a KITAS (temporary stay permit), documented working income within Indonesia, an established local banking history, and extensive documentation, which is why even expats who do qualify often find the terms conservative and the process time-consuming.

What should I predict for resale and growth in Bali in 2026?

What property types resell fastest in Bali in 2026?

As of early 2026, the property types that resell fastest in Bali are turnkey one to two-bedroom villas in high-demand rental zones like the Canggu orbit, Sanur's stable expat areas, and select Uluwatu pockets, followed by smaller well-managed apartment-style units with clear legal structures, and anything combining a clean ownership story, proper legal documentation, and good access including parking and road width.

The typical time on market to sell a property in Bali ranges from about 3 to 9 months for well-priced, turnkey properties with clean documentation in high-demand areas, but can stretch to 9 to 18 months or longer for niche properties, overpriced listings, or anything with unclear or complicated documentation.

In Bali specifically, properties sell faster when they have proven rental track records (showing actual income attracts investor buyers), when they're located on proper roads that can handle tourist traffic rather than narrow gang access, and when the lease terms or ownership structure are immediately clear and transferable without requiring lengthy legal renegotiation.

The slowest-reselling property types in Bali tend to be large luxury villas above $1.5 million where the buyer pool is much smaller, properties in emerging areas that haven't yet developed rental demand, and anything with documentation issues, unclear permits, or lease terms that are unfavorable for extension, as these require buyers willing to take on legal risk.

If you're interested, we cover all the best exit strategies in our real estate pack about Bali.

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.