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's property market in 2026 remains one of the most dynamic in Southeast Asia, but the island rewards buyers who do their homework on specific neighborhoods rather than just picking "somewhere in Bali."
This guide breaks down every major area by price, rental yield, short-term rental performance, and long-term potential, all with real data and sources you can verify.
We constantly update this blog post to reflect the latest market conditions and regulatory changes.
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's the Current Real Estate Market Situation by Area in Bali?
Which areas in Bali have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Bali for residential property are Canggu's Batu Bolong corridor in Kuta Utara, Berawa (Tibubeneng) just north of it, and prime pockets of Seminyak around Petitenget and Kayu Aya.
In these top-tier Bali neighborhoods, you can expect to pay anywhere from IDR 45 million to IDR 80 million or more per built square meter for quality villa stock with proven rental track records.
The reasons these areas command such premium prices in Bali vary by location:
- Batu Bolong (Canggu): walkable beach access combined with the densest concentration of cafes, co-working spaces, and "digital nomad" amenities on the island.
- Berawa (Tibubeneng): newer, more upscale villa developments with beach proximity but slightly less traffic congestion than central Canggu.
- Petitenget (Seminyak): mature luxury market with very limited remaining developable land, driving scarcity premiums.
Which areas in Bali have the most affordable property prices in 2026?
As of early 2026, the most affordable areas in Bali for residential property are Denpasar's inland subdistricts (Denpasar Barat and Denpasar Utara), North Bali around Singaraja in Buleleng, and the Karangasem coast near Amed and Candidasa.
In these lower-priced Bali neighborhoods, residential property typically starts at IDR 15 million to IDR 30 million per square meter, which is significantly less than the coastal tourist belt.
However, each of these affordable Bali areas comes with trade-offs that buyers need to understand: Denpasar offers urban convenience but lacks the beach lifestyle most foreigners seek, Singaraja in North Bali has thin buyer liquidity and limited rental demand, and Karangasem's coastal pockets like Amed face sharper seasonality with a much smaller pool of potential renters and buyers.
You can also read our latest analysis regarding housing prices in Bali.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Indonesia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Which Areas in Bali Offer the Best Rental Yields?
Which neighborhoods in Bali have the highest gross rental yields in 2026?
As of early 2026, the Bali neighborhoods delivering the highest gross rental yields are Batu Bolong in Canggu (8% to 14%), Berawa in Tibubeneng (8% to 13%), Pererenan on the Canggu fringe (7% to 12%), and select cliff-side villas in Pecatu around Bingin and Padang Padang (7% to 12%).
Across Bali as a whole, investment properties typically generate gross rental yields ranging from 5% to 10%, though the best-performing short-term rental villas in prime locations can push well above this range when occupancy stays strong.
The reasons these Bali neighborhoods deliver above-average yields differ by location:
- Batu Bolong (Canggu): highest concentration of year-round digital nomad and tourist demand, keeping occupancy rates elevated even in shoulder seasons.
- Berawa (Tibubeneng): attracts premium nightly rates due to newer villa stock and beach proximity with slightly less saturation than Batu Bolong.
- Pererenan: benefits from Canggu spillover demand at somewhat lower entry prices, improving the yield math for investors.
- Bingin/Padang Padang (Pecatu): dramatic cliff and surf views command premium rates, though compliance and permit risks create wider performance dispersion.
Finally, please note that we cover the rental yields in Bali here.
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Which Areas in Bali Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Bali perform best on Airbnb in 2026?
As of early 2026, the Bali neighborhoods performing best on Airbnb are Canggu (particularly Batu Bolong and Berawa), Seminyak's Petitenget area, Uluwatu/Pecatu's cliff-side pockets around Bingin, and Ubud's Penestanan and Sayan edges, all of which maintain strong occupancy rates and command nightly rates between IDR 1.5 million and IDR 5 million or more.
In these top-performing Bali Airbnb neighborhoods, well-managed villas typically generate monthly revenues ranging from IDR 40 million to IDR 150 million, depending on the property size, design quality, and exact micro-location.
Each of these Bali neighborhoods succeeds on Airbnb for different reasons:
- Batu Bolong/Berawa (Canggu): the "digital nomad capital" with the strongest year-round demand and deepest guest pool on the island.
- Petitenget (Seminyak): established luxury brand recognition that attracts higher-spending guests willing to pay premium rates.
- Bingin/Padang Padang (Pecatu): dramatic ocean cliff views and world-class surf breaks create a unique "bucket list" appeal.
- Penestanan/Sayan (Ubud): wellness and retreat travelers seeking rice terrace views and spiritual experiences book here specifically.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Bali.
Which tourist areas in Bali are becoming oversaturated with short-term rentals?
The Bali areas showing the clearest signs of short-term rental oversaturation in 2026 are the inland Canggu fringe (the less-walkable streets behind Batu Bolong), the Seminyak-Kerobokan transition zone that markets itself as "Seminyak" but lacks the prime location benefits, and parts of Pecatu's Bukit peninsula where supply has exploded near Bingin.
In these oversaturated Bali zones, you can find dozens of nearly identical villas competing for the same guest pool, with some streets in the Canggu fringe having 50 or more similar listings within walking distance of each other.
The clearest indicator of oversaturation in these Bali areas is not just listing density but the growing gap between "best in class" and "average" revenue performance, where undifferentiated villas see occupancy drop sharply during shoulder seasons while premium properties maintain bookings, creating a two-tier market where average performers struggle to hit their numbers.
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 Areas in Bali Are Best for Long-Term Rentals?
Which neighborhoods in Bali have the strongest demand for long-term tenants?
The Bali neighborhoods with the strongest long-term rental demand in 2026 are Sanur in Denpasar Selatan, Denpasar Barat and Denpasar Utara for local professionals, select pockets of Kerobokan between Canggu and Seminyak, and Jimbaran in Kuta Selatan for families seeking airport proximity and services.
In these high-demand Bali long-term rental areas, well-priced properties typically find tenants within two to four weeks, and vacancy rates remain lower than in the more tourism-dependent coastal strips.
The tenant profiles driving demand in each of these Bali neighborhoods are distinct:
- Sanur (Denpasar Selatan): families with school-age children, retirees, and long-stay expats who prefer calm over nightlife.
- Denpasar Barat/Utara: Indonesian professionals, business owners, and families with roots in Bali's administrative center.
- Kerobokan: working expats who want easy access to both Canggu and Seminyak without paying peak tourist-area rents.
- Jimbaran: airport workers, hospitality professionals, and families who prioritize services and schools over beach scene.
What makes these Bali neighborhoods particularly attractive to long-term tenants is the presence of everyday infrastructure like international schools, hospitals, supermarkets, and reliable road access that make day-to-day life practical rather than just vacation-ready.
Finally, please note that we provide a very granular rental analysis in our property pack about Bali.
What are the average long-term monthly rents by neighborhood in Bali in 2026?
As of early 2026, average long-term monthly rents in Bali range dramatically by neighborhood: from around IDR 3 million to IDR 6 million per month for apartments in Denpasar, up to IDR 50 million to IDR 125 million or more per month for prime villas in Batu Bolong or Berawa.
For entry-level apartments and small houses in Bali's most affordable neighborhoods like Denpasar Barat or Denpasar Utara, expect to pay between IDR 3 million and IDR 15 million per month depending on size and condition.
In mid-range Bali neighborhoods like Sanur, Jimbaran, or the Kerobokan transition zone, typical monthly rents for decent houses or villas fall between IDR 15 million and IDR 40 million.
At the top end in prime Bali locations like central Canggu (Batu Bolong, Berawa) or designer villas in Ubud's Penestanan area, long-term monthly rents typically run from IDR 50 million to well over IDR 100 million for high-quality stock.
You may want to check our latest analysis about the rents in Bali here.
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Which Are the Up-and-Coming Areas to Invest in Bali?
Which neighborhoods in Bali are gentrifying and attracting new investors in 2026?
As of early 2026, the Bali neighborhoods showing the clearest signs of gentrification and investor interest are Pererenan on Canggu's western edge, Seseh and Cemagi along the Badung-Tabanan border, select upgrade pockets in Sanur, and the Nyanyi coastal strip in Tabanan where lifestyle projects are emerging.
These gentrifying Bali neighborhoods have generally seen land values and finished property prices appreciate by 10% to 20% annually over the past two to three years, though the gains are uneven and heavily dependent on specific plot characteristics like road access, flooding risk, and permit status.
Which areas in Bali have major infrastructure projects planned that will boost prices?
The Bali areas most likely to benefit from planned infrastructure projects are the Jembrana-Tabanan corridor in West Bali (linked to the Gilimanuk-Mengwi toll road), and areas along any confirmed mass transit corridor if the Bali urban subway project advances.
The Gilimanuk-Mengwi toll road is the most concrete infrastructure project with official tracking, though it has faced delays and timeline uncertainty, while the Bali mass transit concept remains in investor-seeking stage without confirmed station locations.
Historically in Bali, areas that have seen major infrastructure improvements (like improved road access or bypass completion) have experienced price increases of 15% to 30% in the years following completion, but the key lesson is that "planned" projects do not guarantee "imminent" delivery, so investors should treat infrastructure upside as option value rather than a base case assumption.
You'll find our latest property market analysis about Bali here.
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 in Bali Should I Avoid as a Property Investor?
Which neighborhoods in Bali with lots of problems I should avoid and why?
The Bali neighborhoods that present the most significant risks for property investors in 2026 are certain cliff-side areas of Pecatu (particularly around Bingin), rice-field-edge zones in Tabanan and Gianyar where land conversion rules are tightening, and the deep inland Canggu fringe where oversupply and poor access create pricing pressure.
Each of these problematic Bali areas has distinct issues:
- Bingin area (Pecatu): documented enforcement actions including demolitions of structures that violated coastal setback and zoning rules, meaning "it's been there for years" provides no protection.
- Rice-field-edge zones (Tabanan/Gianyar): provincial policy direction is restricting agricultural land conversion, putting villa values that depend on permissive attitudes at rising regulatory risk.
- Inland Canggu fringe: traffic-choked streets with copy-paste villas competing on price, leading to revenue compression when supply exceeds demand.
For these Bali neighborhoods to become viable investment options, you would need to see either clear resolution of permit and zoning status (for Pecatu cliff properties), confirmed regulatory clarity on land conversion (for rice-field areas), or significant supply absorption and infrastructure improvement (for Canggu's inland fringe).
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Bali.
Which areas in Bali have stagnant or declining property prices as of 2026?
As of early 2026, the Bali areas most at risk of price stagnation are the undifferentiated inland Canggu sprawl (streets that are not walkable to Batu Bolong or Berawa beaches), and the Seminyak-adjacent zones that market themselves as "Seminyak" but lack the actual location benefits.
While Bali has not seen broad price declines (Bank Indonesia's national residential index showed only modest growth through late 2025), these specific oversupplied micro-areas are experiencing flat or softening prices as revenue-driven investors adjust their expectations downward.
The underlying causes of stagnation in these Bali areas are specific to each location:
- Inland Canggu sprawl: too far from the beach and cafes to justify premium rates, but priced as if it were "Canggu" based on postcode alone.
- Seminyak-Kerobokan fringe: paying a brand premium for the "Seminyak" name without the walkability or beach access that makes true Seminyak valuable.
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Which Areas in Bali Have the Best Long-Term Appreciation Potential?
Which areas in Bali have historically appreciated the most recently?
The Bali areas that have appreciated most strongly over the past five to ten years are the Canggu corridor (from Batu Bolong through Berawa to Pererenan), select cliff and beach pockets in Pecatu/Uluwatu, and lifestyle areas of Ubud around Penestanan and Sayan.
Here is what appreciation has looked like in each of these top-performing Bali areas:
- Canggu (Batu Bolong to Pererenan): land values and villa prices have roughly doubled or tripled over 2015-2025, driven by the digital nomad boom.
- Pecatu/Uluwatu (prime pockets): select cliff-side properties have seen 50% to 100%+ appreciation, though with high variance based on permit status.
- Ubud (Penestanan/Sayan): steady 8% to 12% annual appreciation tied to wellness tourism growth and limited quality supply.
The main driver behind above-average appreciation in these Bali areas has been the post-pandemic surge in remote workers and wellness travelers, combined with the ability to monetize properties through short-term rentals, which created a feedback loop where strong rental income supported higher purchase prices.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Bali.
Which neighborhoods in Bali are expected to see price growth in coming years?
The Bali neighborhoods expected to see the strongest price growth over the next few years are Cemagi and Seseh on the Tabanan edge (spillover from Pererenan), select upgrade pockets in Sanur for the livability crowd, Jimbaran residential streets for family demand, and West Bali nodes along the planned toll road corridor as speculative option plays.
Here is what projected growth looks like for each of these high-potential Bali neighborhoods:
- Cemagi/Seseh (Tabanan edge): potential 10% to 15% annual growth if infrastructure and drainage issues are addressed, based on Canggu spillover patterns.
- Sanur upgrade pockets: steady 5% to 8% annual appreciation driven by family and long-stay expat demand rather than speculation.
- Jimbaran residential: 6% to 10% annual growth supported by airport proximity and service infrastructure.
- West Bali (Jembrana nodes): highly speculative, with potential 20%+ upside if the toll road project progresses, but significant timeline risk.
The single most important catalyst for future price growth in these Bali neighborhoods is the continued strength of tourism arrivals and remote worker inflows, which support the rental income that ultimately justifies property values across the island.
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 Do Locals and Expats Really Think About Different Areas in Bali?
Which areas in Bali do local residents consider the most desirable to live?
The Bali areas that local residents consider most desirable for everyday living are Sanur in Denpasar Selatan, the residential neighborhoods of Denpasar proper (particularly Denpasar Barat and around Renon), and family-oriented streets in Jimbaran.
Here is what makes each of these areas attractive to Bali locals:
- Sanur: calm atmosphere, walkable streets, established schools and healthcare facilities, and a beach without the party scene.
- Denpasar (Renon area): government offices, hospitals, traditional markets, and family networks that make daily life practical.
- Jimbaran: good schools, airport convenience, fresh seafood markets, and a residential feel rather than tourist chaos.
These locally-preferred Bali areas tend to attract middle and upper-middle class Indonesian families, government employees, business owners with roots in Bali, and retirees who prioritize convenience over nightlife.
Interestingly, local preferences in Bali often diverge significantly from what foreign investors target: locals prioritize schools, hospitals, and commuting practicality, while foreigners tend to focus on beach proximity, Instagram aesthetics, and short-term rental potential.
Which neighborhoods in Bali have the best reputation among expat communities?
The Bali neighborhoods with the strongest reputation among expat communities in 2026 are Canggu (particularly Batu Bolong and Berawa), Ubud's Penestanan and Sayan areas, and the Uluwatu/Pecatu cliff-side zone around Bingin and Padang Padang.
Here is why expats prefer these Bali neighborhoods over others:
- Canggu (Batu Bolong/Berawa): the complete digital nomad ecosystem with co-working spaces, healthy cafes, beach access, and a social scene.
- Ubud (Penestanan/Sayan): wellness, yoga, spiritual community, rice terrace views, and a slower pace than the beach areas.
- Uluwatu/Pecatu (Bingin/Padang Padang): world-class surf, dramatic cliff views, and a more "authentic" feeling than northern beach towns.
The expat profiles in each of these popular Bali areas are distinct: Canggu attracts younger remote workers and entrepreneurs in their 20s to 40s, Ubud draws wellness practitioners, artists, and those seeking spiritual connection, while Uluwatu appeals to serious surfers and those who want dramatic scenery without the Canggu crowds.
Which areas in Bali do locals say are overhyped by foreign buyers?
The Bali areas that locals most commonly say are overhyped by foreign buyers are the inland Canggu fringe (marketed as "Canggu" but far from the beach), properties branded as "Seminyak" that are actually in Kerobokan's outer edges, and some of the cliff-edge developments in Pecatu where permit status is questionable.
Here is why locals believe these Bali areas are overvalued:
- Inland Canggu fringe: foreigners pay premium prices for the postcode, but locals know traffic makes it a 30-minute scooter ride to the actual beach.
- "Seminyak" in Kerobokan: the Seminyak brand commands higher prices, but addresses in outer Kerobokan lack walkability to Seminyak's restaurants and beach.
- Pecatu cliff developments: dramatic Instagram photos command premiums, but locals are aware of which properties have shaky permits and enforcement risk.
What foreign buyers typically see that locals do not value as highly is the aesthetic and Instagram appeal: rice field views, infinity pools, and dramatic cliff photos sell properties to overseas buyers, but locals tend to discount these features against practical concerns like road access, flooding risk, and permit security.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Bali.
Which areas in Bali are considered boring or undesirable by residents?
The Bali areas that residents commonly consider boring or undesirable for lifestyle purposes are the purely residential inland parts of Denpasar (Denpasar Barat and Denpasar Utara away from the center), the resort enclave of Nusa Dua, and some of the more isolated North Bali towns around Singaraja.
Here is why residents find these Bali areas less appealing:
- Inner Denpasar residential zones: practical for families but lack the beach, cafes, or nightlife that draw people to Bali in the first place.
- Nusa Dua: feels like a resort bubble disconnected from "real" Bali, with limited dining options outside hotels and little street life.
- Singaraja (North Bali): far from the action, limited expat community, and requires significant travel to reach the popular southern areas.
However, from an investment perspective, "boring" can sometimes mean stability: these areas often offer steadier long-term tenant demand and lower regulatory turbulence than the hyper-tourist zones, which may appeal to certain investor profiles.
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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 |
|---|---|---|
| JDIH BPK (PP No. 18/2021) | Official Indonesian legal database with consolidated government regulations. | We used it to verify what foreigners can and cannot legally own in Bali. We also referenced it to explain why proper legal structuring matters for property buyers. |
| ATR/BPN BHUMI Platform | Indonesia's official land agency geospatial portal for land value data. | We used it to anchor land value intensity comparisons across Bali districts. We cross-referenced this data to identify which neighborhoods command premium prices. |
| Bank Indonesia RPPI | Indonesia's central bank official residential property price index. | We used it to understand macro price growth trends across Indonesia. We referenced it to avoid overclaiming Bali-specific booms without national context. |
| BPS Bali Visitor Statistics | Official statistics office for Bali with up-to-date arrival data. | We used it to ground short-term rental demand analysis in actual visitor numbers. We also used it to explain seasonality and differentiate tourism-driven areas from local markets. |
| AirDNA Bali Data | Widely-used short-term rental analytics platform with consistent methodology. | We used it to anchor STR performance in real metrics like occupancy and daily rates. We identified oversupply risk by examining competitive market indicators. |
| Kepmen ATR/BPN 1241/2022 | Ministerial decree setting minimum purchase prices for foreign buyers. | We used it to explain which price segments foreigners can legally access. We referenced it to keep affordability discussions realistic for foreign buyers. |
| Bali Governor Regulation 2/2024 | Official provincial regulation on tourist levy and formalization. | We used it to describe Bali's policy direction toward more formalization. We referenced it as a proxy for broader trends affecting STR compliance. |
| The Guardian (Bingin coverage) | Major international newspaper with on-the-ground enforcement reporting. | We used it to illustrate that zoning enforcement in Bali is real and consequential. We referenced it to inform which areas carry fragile permitting risk. |
| The Straits Times | Major regional newspaper with credible policy reporting. | We used it to document regulatory direction on agricultural land conversion. We referenced it to explain rising permitting risk for rice-field-view properties. |
| Ministry of Public Works KPBU Portal | Official government platform tracking infrastructure project status. | We used it to verify the actual status of the Gilimanuk-Mengwi toll road. We referenced it to separate real infrastructure progress from speculative claims. |
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