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 offers foreign buyers a range of options from budget-friendly villas at $100,000 to luxury properties exceeding $1 million in prime locations like Canggu and Seminyak. Total closing costs typically add 8-10% to the sticker price, including agent fees, legal costs, notary fees, and taxes. Prime areas command significant premiums, while up-and-coming neighborhoods and budget zones provide substantial value opportunities for savvy investors.
If you want to go deeper, you can check our pack of documents related to the real estate market in Indonesia, based on reliable facts and data, not opinions or rumors.
As of September 2025, Bali property prices range from $100,000 for compact villas in emerging areas to over $1 million for luxury builds in prime zones, with closing costs adding 8-10% to the purchase price.
Prime areas like Canggu and Seminyak command $700-$950 per square meter, while budget-friendly zones like Tabanan offer properties at $250-$400 per square meter, creating diverse investment opportunities across the island.
| Area | Price per m² (USD) | Total Property Range | Key Features |
|---|---|---|---|
| Canggu | $700-$950 | $300K-$1M+ | Prime location, high rental demand |
| Seminyak | $650-$850 | $300K-$900K | Trendy area, excellent occupancy |
| Uluwatu/Pererenan | $450-$750 | $250K-$700K | Growing area, strong yields |
| Sanur/Nusa Dua | $350-$600 | $150K-$400K | Quiet, retiree-friendly |
| Ubud | $300-$600 | $200K-$600K | Green environment, appreciation potential |
| Tabanan | $250-$400 | $100K-$300K | Rural setting, budget-friendly |
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
What are the total all-in purchase prices for villas, apartments, townhouses, and land leases in Bali right now?
As of September 2025, Bali property all-in purchase prices vary significantly by property type and location.
Villas range from $100,000 to over $1,000,000 depending on size, location, and tenure type. Prime areas like Canggu and Seminyak command $300,000 to $1 million or more for quality properties, while Ubud offers villas between $200,000 and $600,000. More affordable options in Sanur and Nusa Dua range from $150,000 to $400,000, with budget-friendly Tabanan and rural areas starting around $100,000.
Apartments and townhouses typically cost between $60,000 and $250,000, with popular zones commanding $80,000 to $250,000 and developing areas offering options from $60,000 to $150,000. These properties often provide better value per square meter but may have limited appreciation potential compared to standalone villas.
Land lease properties, particularly common for foreigners, can cost around $2,600 per are per year in prime Canggu areas. A typical 5-are lease for 25 years might total $330,000, while budget and rural leases cost significantly less.
Closing costs add approximately 8-10% to the sticker price, including notary and legal fees (1-2.5%), taxes such as BPHTB at 5% and PPH at 2.5%, agent commissions (3% or more), plus additional costs for permits, management setup, and furnishings.
How do property prices differ across Bali's areas today?
Bali's property market shows dramatic price variations between prime, emerging, and budget-friendly areas.
Prime hotspots like Canggu and Seminyak lead the market with properties at $700-$950 per square meter, driven by strong rental demand from tourists and digital nomads. These areas command premium prices due to beach proximity, established infrastructure, and proven rental income potential.
Up-and-coming neighborhoods such as Uluwatu and Pererenan offer middle-tier pricing at $450-$750 per square meter. These areas are experiencing rapid development and infrastructure improvements, making them attractive for investors seeking appreciation potential at more accessible price points.
Established but quieter areas like Sanur and Nusa Dua provide good value at $350-$600 per square meter. These locations appeal to retirees and long-term residents seeking peace and established amenities, though with potentially lower rental yields than party zones.
Ubud, known for its green environment and cultural attractions, sits at $300-$600 per square meter. The area attracts wellness tourists and offers strong appreciation potential driven by its unique positioning in Bali's interior.
Budget-friendly zones like Tabanan offer the most affordable entry point at $250-$400 per square meter, providing opportunities for investors with limited budgets or those seeking future development plays in rural settings.
What are current price per square meter rates and how do property characteristics affect pricing?
Current Bali property prices per square meter vary significantly based on location, size, bedroom count, and construction age.
| Property Characteristic | Price Impact | Typical Range |
|---|---|---|
| Prime Location (Canggu/Seminyak) | Premium pricing | $700-$950/m² |
| Mid-tier Areas (Uluwatu/Pererenan) | Moderate pricing | $450-$750/m² |
| Budget Areas (Tabanan) | Lowest pricing | $250-$400/m² |
| New Construction (0-3 years) | 0-15% premium | Market rate + premium |
| Older Properties (10+ years) | 10-30% discount | Market rate - discount |
| Larger Villas (4-5 bedrooms) | Higher total cost | $500K-$1M+ |
| Compact Units (Studio-2BR) | Lower total, higher $/m² | $80K-$300K |
Size plays a crucial role in pricing, with larger properties commanding higher total prices but sometimes offering better value per square meter. Bedroom count directly correlates with price, as 3-5 bedroom villas target the luxury rental market and command premium rates.
Property age significantly affects pricing, with newer constructions (built within the last 3 years) commanding premiums of up to 15% over market rates, while older properties may trade at 10-30% discounts depending on condition and maintenance quality.
Land pricing for leasehold arrangements averages $2,600 per are annually in prime areas, with budget locations offering significantly lower rates for investors seeking development opportunities.
Can you provide specific examples of current property deals in Bali?
Here are actual property listings and recent transactions from August-September 2025 across different Bali locations and price points.
A premium Batu Bolong villa sold for $890,000 total closing cost, featuring freehold ownership, 918 square meters of land, 4 separate pavilions, 3 bedrooms, built in 2018, and walking distance to the beach. This represents top-tier pricing in one of Canggu's most sought-after sub-areas.
A leasehold land parcel near Batu Bolong totaling 2,100 square meters with 31 years remaining sold for $750,000 out-the-door. This demonstrates the premium commanded for development-ready land in prime beachside locations.
In emerging Pererenan, a 4-bedroom villa with 350 square meters built in 2021 on leasehold land was priced at $495,000. This property showcases the value proposition in up-and-coming areas with modern construction and good rental potential.
An Ubud 2-bedroom villa with 200 square meters on leasehold land, built in 2020 with ricefield views, was available for $247,000 total cost. This example highlights Ubud's appeal for those seeking tranquil settings at moderate price points.
A prime Canggu leasehold land parcel of 5 are (5,000 square meters) with 25 years remaining was offered at $330,000, representing approximately $66 per square meter for development-ready land in a prime location.
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How do different ownership structures affect property prices and true economic costs?
Ownership structure significantly impacts both upfront costs and long-term financial commitments in Bali's property market.
Freehold ownership through PT PMA (Indonesian company structure) commands the highest upfront costs due to legal structuring requirements but offers the strongest tenure security. Properties sold as freehold typically carry a 10-20% premium over comparable leasehold properties, though they enable access to local bank financing and direct resale rights.
Leasehold arrangements represent the most common foreign ownership method, offering 25-30 year terms with lower sticker prices and potentially higher yields. However, leasehold properties cannot secure traditional financing and face extension risks and possible renewal premiums at lease expiry.
Right-of-use arrangements through PT PMA structures require upfront setup costs of $3,000-$7,000 plus recurring company maintenance fees, government reporting, and compliance costs. While enabling freehold purchases, these structures add ongoing complexity and expense.
The true economic cost comparison shows leasehold involves upfront lease payments, potential extension risks, and possible renewal premiums, while ownership structures can add $8,000-$20,000 to the true cost through legal fees, compliance requirements, and permit costs.
It's something we develop in our Indonesia property pack.
What ongoing costs should property owners budget for annually?
Bali property ownership involves several recurring costs that significantly impact overall investment returns.
| Cost Category | Annual Range | Monthly Equivalent |
|---|---|---|
| Property Tax (PBB) | $100-$500 | $8-$42 |
| Management (if rented) | 10-20% gross rent | $200-$800 |
| Staff (full villa staff) | $3,000-$9,600 | $250-$800 |
| Maintenance | $1,200-$4,800 | $100-$400 |
| Utilities | $960-$3,000 | $80-$250 |
| Community Fees (gated) | $300-$2,400 | $25-$200 |
| Insurance | $100-$400 | $8-$33 |
Property tax (PBB) remains relatively low at $100-$500 annually for typical residential properties, making it one of the most affordable aspects of Bali property ownership.
Management fees for rental properties typically consume 10-20% of gross rental income, with higher percentages for smaller properties or those requiring more intensive management services.
Staff costs vary dramatically based on property size and service level, ranging from basic gardening and cleaning ($250 monthly) to full villa staff including security, housekeeping, and grounds maintenance ($800+ monthly).
Total annual costs for a standard 2-3 bedroom villa typically range from $2,400 to $8,000, with larger properties and luxury developments commanding higher maintenance and service costs.
What financing options are available for foreign property buyers in Bali?
Foreign financing options for Bali property purchases remain extremely limited compared to domestic markets.
Local bank mortgages through PT PMA structures represent the primary financing avenue, though availability is rare and terms are restrictive. When available, local banks typically offer loan-to-value ratios of 50-65%, interest rates between 8.5-12%, and terms limited to 5-15 years with required deposits of 35-50% of property value.
International mortgage options are largely unavailable for Indonesian property, though some specialist brokers may offer limited high-cost alternatives for specific circumstances and qualified borrowers.
A financing example for a $400,000 property with 50% LTV at 10% interest over 10 years would result in monthly payments of approximately $2,640, making cash purchases the predominant transaction method.
Most foreign buyers therefore rely on cash transactions, personal loans from their home countries, or private financing arrangements to complete purchases.
The limited financing landscape makes cash buying essential for most foreign investors, influencing both market dynamics and investor profiles in Bali's property sector.
Which areas and property types offer the best quality-of-life value for residents?
Bali offers distinct lifestyle experiences across different areas, each with specific trade-offs for quality-of-life focused buyers.
Sanur provides the best value for retirees and families seeking quiet beachside living with established healthcare, restaurants, and expatriate communities. Properties here offer reasonable pricing, low noise levels, and minimal flood risk, though with longer commutes to trendy areas and potentially lower rental income.
Uluwatu appeals to those prioritizing stunning ocean views and newer developments, offering modern amenities and spectacular clifftop locations. Trade-offs include higher prices, limited walkability, and dependency on scooter transportation for daily needs.
Ubud delivers exceptional value for wellness-focused residents seeking green environments, cultural richness, and cooler temperatures. The area offers affordable living costs and strong community connections, though with limited beach access and potential traffic congestion during peak seasons.
Canggu provides the best social lifestyle value for younger residents and digital nomads, with vibrant beach culture, coworking spaces, and active nightlife. However, this comes with higher living costs, noise levels, and increasing traffic congestion during peak periods.
Pererenan and Seseh offer emerging opportunities combining lifestyle appeal with appreciation potential, providing newer developments at moderate prices but with developing infrastructure and amenities.
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 are realistic rental rates and yields for investment properties in Bali?
Bali's rental market offers attractive yields across different property types and rental strategies as of September 2025.
Short-term rental rates for prime 2-3 bedroom villas range from $120-$400 per night in popular areas like Canggu and Seminyak, while Ubud properties typically command $80-$200 per night. These rates fluctuate significantly based on season, with peak periods (July-August, December-January) commanding premiums of 30-50% over low season rates.
Monthly rental rates for longer-term tenants range from $1,800-$4,500 in prime areas and $1,200-$2,500 in emerging neighborhoods. Long-term rentals typically offer more stable income with less management intensity than short-term arrangements.
Occupancy rates vary by rental strategy and location, with short-term rentals achieving 62-80% occupancy in prime areas and long-term rentals maintaining 85-93% occupancy with seasonal variations. Higher-end properties in established locations typically achieve better occupancy than budget properties or those in developing areas.
Net rental yields after management fees, maintenance, and other costs range from 12-18% in prime areas for well-managed properties, while budget areas and long-term rental strategies typically generate 8-13% net yields.
The Bali rental market's strength stems from consistent international tourism, growing digital nomad populations, and increasing expatriate residents seeking quality accommodations.
Where are the best 12-24 month value-add and appreciation opportunities in Bali?
Bali's rapidly evolving property market presents several compelling value-add and appreciation opportunities for investors with 12-24 month horizons.
Pererenan leads appreciation potential with annual gains of 15% or more driven by major infrastructure improvements, new development pipelines, and proximity to established Canggu while maintaining more affordable entry prices. The area benefits from improved road access and growing amenities targeting international residents.
Seseh represents another high-potential zone with similar dynamics to Pererenan, offering beachfront access, developing infrastructure, and increasing attention from developers and investors. Properties here combine appreciation potential with current rental income opportunities.
North Canggu fringe areas provide extension opportunities from the established Canggu market, offering lower entry costs while benefiting from spillover demand and continued infrastructure development.
Value-add renovation opportunities typically cost $120-$350 per square meter for comprehensive updates, with project timelines ranging from 3-9 months depending on scope and permit requirements.
Typical value-add strategies include modernizing older properties with contemporary design, adding pools or outdoor living spaces, updating kitchens and bathrooms to international standards, and improving property management systems for rental optimization.
It's something we develop in our Indonesia property pack.
How have Bali property prices changed over recent years and what's driving these movements?
Bali's property market has experienced dramatic price appreciation over both short and long-term periods, driven by multiple demand factors.
Over the past year, villa prices have increased 18-30% across most areas, with prime locations experiencing even higher appreciation rates. Land values have risen 10-12% annually, reflecting strong underlying demand for development opportunities.
Five-year price trends show even more dramatic appreciation, with villa prices increasing 60-90% since 2020 and prime area properties appreciating 3-4 times their 2020 values. This represents one of the strongest property appreciation cycles in Southeast Asia.
Key drivers include the massive influx of digital nomads attracted to Bali's lifestyle and cost advantages, new visa categories making longer-term residence easier for foreigners, rapid infrastructure expansion improving connectivity and amenities, and increased domestic Indonesian investment in the tourism and hospitality sectors.
Additional factors include limited land supply in prime beachside areas, increasing construction costs affecting new development, growing international awareness of Bali as an investment destination, and favorable exchange rates for dollar and euro-based buyers.
The COVID-19 pandemic initially disrupted the market but ultimately accelerated remote work trends that benefited Bali's positioning as a lifestyle destination for international professionals.
What's the outlook for Bali property prices and how does the market compare internationally?
Bali's property market outlook remains positive across multiple time horizons, supported by fundamental demand drivers and comparative advantages over regional alternatives.
Short-term (1 year) projections suggest continued price appreciation of 7-12% annually, driven by sustained international demand, ongoing infrastructure development, and limited supply in prime locations. This growth rate may moderate from recent extreme levels but should remain robust compared to mature markets.
Medium-term (5 years) outlook anticipates continued strong performance supported by Indonesia's broader economic growth, improving legal frameworks for foreign investment, major infrastructure projects including new airport and highway developments, and Bali's established position as a premier lifestyle destination.
Long-term (10 years) prospects depend on continued political stability, infrastructure development, and Bali's ability to manage growth while preserving its cultural and environmental appeal. Climate change and overtourism present potential challenges requiring careful management.
Comparative analysis shows Bali outperforming regional alternatives like Phuket, Koh Samui, Da Nang, and Cebu in terms of yields, appreciation potential, and market liquidity. Bali offers higher rental yields than most Thai destinations, stronger appreciation than Vietnamese markets, and better infrastructure than Philippine alternatives.
Current smart buying opportunities include leasehold properties in fast-developing fringe areas, PT PMA setups for higher-value investments seeking financing options, new construction in emerging areas like Pererenan and Seseh, and budget land purchases in Tabanan for future development plays.
It's something we develop in our Indonesia property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Bali represents Southeast Asia's most dynamic property market, combining lifestyle appeal with strong investment returns, but success requires careful attention to ownership structures, closing costs, and local market dynamics.
With prices ranging from $100,000 to over $1 million and yields reaching 12-18% in prime areas, Bali offers opportunities for both lifestyle buyers and serious investors willing to navigate the unique challenges of foreign property ownership in Indonesia.
Sources
- Bali Villa Realty - Cost of Property in Bali
- Mata Property Bali - Ultimate Real Estate Cheat Sheet
- BambooRoutes - Bali Property Market Trends
- Coco Development Group - Hidden Costs of Buying Property in Bali
- Exotiq Property - Leasehold Title Bali
- Exotiq Property
- Neginski - Foreigners Buying Property in Bali
- Villa Bali Sale - Cost to Buy Villa Bali