Bali villa prices in 2026 centre on a median of IDR 4.98 billion (≈ USD 276,600, ≈ EUR 245,900): that is the middle asking price of the 699 priced listings among the 700 villas for sale recorded on Lokalfinds on 20 October 2026, and the middle half of the market sits between IDR 3.55 and 7.50 billion (≈ USD 197,200 to 416,500). Bedroom count accounts for most of the spread: a median IDR 3.02 billion (≈ USD 167,700) for one bedroom, 4.64 billion (≈ USD 257,700) for two, 6.95 billion (≈ USD 386,000) for three and 11.59 billion (≈ USD 643,700) for four. These are asking prices, not completed sales, and the overwhelming majority are leases: 86.9% of the listings that state a title are leaseholds, with a median of 24 to 27 years left on the lease in most areas. One benchmark is set by the state: a foreigner buying a house under a right of use (Hak Pakai) in Bali must pay at least IDR 5 billion for it (ATR/BPN Decision No. 1241 of 2022), only just above the median in our survey.
Conversions use Bank Indonesia's JISDOR rate of 20 October 2026 (USD 1 = IDR 18,006) and the European Central Bank's reference rate of 19 October 2026, the latest published at the time of the survey (EUR 1 = IDR 20,253.16). As a rule of thumb, IDR 1 billion is worth about USD 55,500 or EUR 49,400. Amounts are rounded to the nearest hundred.
How much does a villa cost in Bali by number of bedrooms?
Bedroom count moves the median far more than location does: from IDR 3.02 to 22.87 billion in this table, against 3.21 to 9.82 billion across the areas in the next one. Of the 700 listings, 699 show a price and 671 state the number of bedrooms. The median splits the sample into two equal halves; P25 and P75 mark the boundaries of the middle half of listings, which strips out the extremes.
| Bedrooms | Listings | Median asking price | Middle half (P25 – P75) | Median in USD | Median in EUR |
|---|---|---|---|---|---|
| 1 | 136 | IDR 3.02bn | 2.40 – 3.68bn | ≈ 167,700 | ≈ 149,100 |
| 2 | 280 | IDR 4.64bn | 3.75 – 5.57bn | ≈ 257,700 | ≈ 229,100 |
| 3 | 179 | IDR 6.95bn | 5.54 – 9.04bn | ≈ 386,000 | ≈ 343,200 |
| 4 | 55 | IDR 11.59bn | 7.80 – 15.28bn | ≈ 643,700 | ≈ 572,300 |
| 5 | 11 | IDR 17.32bn | 13.50 – 24.46bn | ≈ 961,900 | ≈ 855,200 |
| 6 or more | 10 | IDR 22.87bn | 16.43 – 24.78bn | ≈ 1,270,100 | ≈ 1,129,200 |
| Whole survey | 699 | IDR 4.98bn | 3.55 – 7.50bn | ≈ 276,600 | ≈ 245,900 |
bn = billion rupiah. Asking prices on Lokalfinds, survey of 20 October 2026. The "Whole survey" row counts every listing that shows a price, whether or not it states the number of bedrooms. Conversions: JISDOR of 20 October 2026 and ECB of 19 October 2026.
The table tells us three things. First, supply is concentrated in small villas: two- and three-bedroom villas make up 68.4% of the listings that state a bedroom count, one- and two-bedroom villas 62%. Second, the sharpest jump comes between three and four bedrooms: the median goes from 6.95 to 11.59 billion, up 67%, whereas moving from two to three bedrooms adds 50%. Finally, the five- and six-bedroom rows rest on 11 and 10 listings: read them as orders of magnitude, not as a price guide.
The ranges overlap: a two-bedroom in the top quarter (5.57 billion) costs more than a three-bedroom in the bottom quarter (5.54 billion). Location, title and the years left on the lease make the difference; the sections below break each one down.
Villas for sale in Bali: prices area by area
An area only makes the table if it has at least 10 listings. That cut-off keeps 18 areas and 629 listings, or 89.9% of the survey. The generic locations "Indonesia" (15 listings) and "Bali" (1 listing) are left out because they don't pin down where the property is; without them, the overall median moves from IDR 4.98 to 5.02 billion. The remaining 55 listings are spread across 15 areas with 1 to 8 listings each, too thin for a median. Area names are the ones sellers choose when they post their listing.
| Area | Listings | Seller accounts | Median asking price | P25 – P75 | Median per built m² | Leasehold share |
|---|---|---|---|---|---|---|
| Ungasan | 128 | 1 | 4.38bn | 3.02 – 6.35bn | 38.7M | 91% |
| Bingin | 82 | 1 | 5.97bn | 4.83 – 8.51bn | 45.0M | 96% |
| Uluwatu | 64 | 8 | 5.36bn | 3.53 – 7.35bn | 40.0M | 73% |
| Pecatu | 55 | 2 | 4.82bn | 3.55 – 8.03bn | 38.7M | 78% |
| Balangan | 44 | 1 | 4.01bn | 3.28 – 5.15bn | 36.8M | 98% |
| Canggu | 41 | 14 | 5.57bn | 4.05 – 8.43bn | 35.5M | 41% |
| Ubud | 38 | 7 | 4.92bn | 4.45 – 6.87bn | 44.6M | 63% |
| Pererenan | 38 | 2 | 5.17bn | 4.32 – 10.72bn | 40.5M | 92% |
| Tanah Lot | 18 | 1 | 9.60bn | 4.91 – 12.91bn | 59.5M | 50% |
| Umalas | 17 | 1 | 5.18bn | 4.45 – 5.80bn | 36.3M | 100% |
| Jimbaran | 16 | 4 | 7.06bn | 4.10 – 19.95bn | 30.8M | 38% |
| Nusa Dua | 15 | 1 | 3.21bn | 2.90 – 5.13bn | 50.8M | 100% |
| Batu Bolong | 15 | 1 | 9.82bn | 6.11 – 11.74bn | 42.1M | 93% |
| Kerobokan | 14 | 4 | 4.68bn | 3.75 – 6.32bn | 32.4M | 86% |
| Sanur | 13 | 6 | 5.60bn | 4.55 – 7.35bn | 41.9M | 54% |
| Seminyak | 11 | 5 | 4.84bn | 3.73 – 8.21bn | 35.9M | 55% |
| Tabanan | 10 | 3 | 6.26bn | 4.87 – 9.92bn | 32.4M | 50% |
| Tibubeneng | 10 | 1 | 3.53bn | 2.75 – 4.48bn | 31.4M | 80% |
bn = billion IDR; M = million IDR per m² of built floor area. In bold: areas carried by one or two seller accounts. Asking prices, Lokalfinds, 20 October 2026.
Why the gaps between areas are not a price guide
The most important figure in the table is not a price: it is the seller accounts column. Eight areas rest on a single seller account (Ungasan, Bingin, Balangan, Tanah Lot, Umalas, Nusa Dua, Batu Bolong and Tibubeneng), and together they account for 329 listings, more than half the table. Pecatu and Pererenan rest on two accounts (93 listings). In these ten areas, the median describes the catalogue of one or two sellers, not the local market. Tanah Lot's 9.60 billion or Batu Bolong's 9.82 billion, like Nusa Dua's 3.21 billion, don't tell you that an area is expensive or cheap; they tell you what one seller is offering there.
Areas where at least three accounts post give a sturdier picture. There are eight of them, with 207 listings, and their medians sit in a narrow band: Kerobokan 4.68 billion, Seminyak 4.84, Ubud 4.92, Uluwatu 5.36, Canggu 5.57, Sanur 5.60, Tabanan 6.26 and Jimbaran 7.06. Canggu is the most diverse area in the survey, with 14 separate seller accounts for 41 listings. Jimbaran, whose middle half runs from 4.10 to 19.95 billion, shows what title does to a price: only 38% of its listings are leaseholds, and its freehold listings, at a median 21.92 billion, drag the range upwards.
Price per built square metre doesn't follow the total price. Canggu has a higher median than Ubud (5.57 against 4.92 billion) but a lower price per m² (35.5 against 44.6 million IDR). Across the 18 areas, the median per built m² ranges from IDR 30.8 million in Jimbaran (≈ USD 1,700 or EUR 1,500 per m²) to 59.5 million in Tanah Lot (≈ USD 3,300 or EUR 2,900); Uluwatu sits at 40 million (≈ USD 2,200 or EUR 2,000).
One last bias: the survey leans south. The seven Bukit peninsula areas in the table (Ungasan, Bingin, Uluwatu, Pecatu, Balangan, Jimbaran, Nusa Dua) account for 404 of the 629 listings, which reflects who posts on Lokalfinds, not how villas for sale are spread across the island. The listings themselves, with their photos and title (leasehold or freehold), are on Lokalfinds' villas for sale page.
Leasehold or freehold: how big is the price gap in Bali?
Title weighs heavily on price. The survey counts 559 leaseholds, 84 freeholds and 57 listings with no title stated. Across the whole survey, the leasehold median is IDR 4.73 billion (≈ USD 262,700, ≈ EUR 233,500) and the freehold median IDR 7.39 billion (≈ USD 410,400, ≈ EUR 364,900): 1.56 times as much, a gap of 2.66 billion. The gap widens mostly at the top of the range: the middle half runs from 3.41 to 6.87 billion for a leasehold and from 4.53 to 16.91 billion for a freehold. Freeholds are clustered in a handful of areas, though (57 of the 84 are in the six areas in the table below), hence the area-by-area comparison wherever there are at least five listings of each type.
| Area | Leasehold (listings) | Leasehold median | Freehold (listings) | Freehold median | Freehold ÷ leasehold |
|---|---|---|---|---|---|
| Whole survey | 559 | 4.73bn | 84 | 7.39bn | × 1.56 |
| Ungasan | 116 | 4.10bn | 12 | 5.58bn | × 1.36 |
| Tanah Lot | 9 | 7.68bn | 9 | 11.98bn | × 1.56 |
| Canggu | 17 | 4.09bn | 9 | 9.70bn | × 2.37 |
| Pecatu | 43 | 4.27bn | 11 | 15.37bn | × 3.60 |
| Jimbaran | 6 | 4.97bn | 6 | 21.92bn | × 4.41 |
| Uluwatu | 47 | 5.36bn | 10 | 5.00bn | × 0.93 |
Asking prices, Lokalfinds, 20 October 2026. Ratio calculated from the two medians.
In five areas out of six, freehold costs more: from 1.36 times the leasehold price in Ungasan to 4.41 times in Jimbaran. In Canggu, the most diverse area, the gap between the two medians reaches IDR 5.61 billion. Uluwatu is the exception, with a median freehold slightly cheaper than the leasehold (5.00 against 5.36 billion). These ratios rest on 6 to 12 freehold listings per area, and on properties that are not necessarily alike: land size, house size and condition are not controlled for here. They give an order of magnitude for the gap, not a multiplier to apply.
A foreign buyer cannot register a freehold in their own name as it stands: the 1960 Basic Agrarian Law reserves full ownership (Hak Milik) for Indonesian citizens. The official price floor described below applies to the route that is open to foreigners for a house.
How do you compare two leaseholds? The price per year remaining
Buying a leasehold means paying upfront for a number of years of use, which the Agrarian Law allows to be settled in a single payment. Two villas at the same price are therefore not worth the same if one has 15 years left on the lease and the other 30. At IDR 4.5 billion, the first works out at 300 million per year of use and the second at 150 million: twice as much, for an identical price tag.
In our survey, the median number of years left on the lease is remarkably stable: 24 to 27 years in almost every area with 10 listings or more, and 29 years in Jimbaran (on just 5 leases). The 57-year terms in Dreamland and the 49-year terms in Candidasa come from four and three listings respectively, each from a single seller: outliers, not a trend. The table below divides each area's leasehold median by its median years remaining.
| Area | Leasehold median | Median lease remaining | Cost per year remaining | ≈ in EUR per year |
|---|---|---|---|---|
| Canggu | 4.09bn | 26 years | ≈ IDR 157M | ≈ 7,800 |
| Ungasan | 4.10bn | 25 years | ≈ IDR 164M | ≈ 8,100 |
| Pecatu | 4.27bn | 25 years | ≈ IDR 171M | ≈ 8,400 |
| Jimbaran | 4.97bn | 29 years | ≈ IDR 171M | ≈ 8,500 |
| Uluwatu | 5.36bn | 27 years | ≈ IDR 199M | ≈ 9,800 |
| Tanah Lot | 7.68bn | 27 years | ≈ IDR 284M | ≈ 14,000 |
A ratio of two medians, not a median calculated listing by listing: an order of magnitude. Jimbaran rests on 6 leaseholds, Tanah Lot on 9 listings from a single seller.
This annual cost is the most honest yardstick for a leasehold. It lets you set two villas with different terms side by side, and weigh buying against renting: compare it with yearly villa rents, area by area, bearing in mind that buying ties up the whole sum from day one. The same arithmetic applies when you sell: a villa bought with 25 years on the lease will have only 15 left ten years later, and that remainder is what you will be putting on the market.
Two precautions follow from this calculation. The term that counts is the one written in the lease deed, not the one in the listing: have the years remaining recalculated from the expiry date stated in the contract. And an extension option is only worth something if its price and conditions are in writing: Article 44 of the Agrarian Law, which defines the lease, sets no duration and provides for no automatic extension.
The official floor: IDR 5 billion for a foreigner to buy a house in Bali
The state doesn't set villa prices, but it does set a floor for foreigners. It is laid down in Decision No. 1241/SK-HK.02/IX/2022 of the Minister of Agrarian Affairs and Spatial Planning and Head of the National Land Agency (ATR/BPN), "tentang Perolehan dan Harga Rumah Tempat Tinggal/Hunian untuk Orang Asing" (on the acquisition and price of homes for foreigners). Signed on 12 September 2022 and applicable from that date, it implements Article 187(2) of ATR/BPN Ministerial Regulation No. 18 of 2021, which opens houses held under a right of use (Hak Pakai) to foreigners. On 20 October 2026, the ministry's legal database still listed it as "Berlaku" (in force) and showed no more recent text on the matter.
For Bali, the decision sets two amounts and a discount:
| Home acquired by a foreigner in Bali | Official minimum price | ≈ in USD | ≈ in EUR |
|---|---|---|---|
| Detached house (rumah tapak) | IDR 5,000,000,000 | ≈ 277,700 | ≈ 246,900 |
| Strata-title unit, apartment (satuan rumah susun) | IDR 2,000,000,000 | ≈ 111,100 | ≈ 98,800 |
| House, buyer who falls under the "diaspora" (75%) | IDR 3,750,000,000 | ≈ 208,300 | ≈ 185,200 |
| Apartment, buyer who falls under the "diaspora" (75%) | IDR 1,500,000,000 | ≈ 83,300 | ≈ 74,100 |
Source: ATR/BPN Decision 1241/SK-HK.02/IX/2022, diktum KETIGA. The text does not define "diaspora".
Bali shares the top tier for houses with Jakarta, Banten, West, Central and East Java and Yogyakarta; provinces the decision doesn't name are at 1 billion. For apartments, Bali is at 2 billion, below Jakarta (3 billion). The home can be new or pre-owned, passed on to heirs who meet the requirements, mortgaged or transferred to a third party; a property acquired before the decision remains subject to the earlier rules. The text says nothing about leases (Hak Sewa) or penalties.
Set against our medians, the floor lands in the middle of the market. The overall median of the survey (4.98 billion) sits just below it: at least half of the villas are listed under 5 billion. By size, at least three quarters of one-bedroom villas (P75 at 3.68 billion) and at least half of two-bedroom villas (median at 4.64 billion) are under the floor; the three-bedroom median (6.95 billion) is above it. By title, the leasehold median (4.73 billion) is below, the freehold median (7.39 billion) above. Of the 18 areas in the table, eight have a median below the floor (Ungasan, Pecatu, Balangan, Ubud, Nusa Dua, Kerobokan, Seminyak, Tibubeneng).
These comparisons place the floor within the market, nothing more. They don't mean that a leasehold villa listed under 5 billion is closed to a foreign buyer: the decision concerns the home of which the foreigner becomes the holder, and says nothing about leases.
The floor is part of a wider regime set by the same Ministerial Regulation No. 18 of 2021: a house held under a right of use (Hak Pakai), on no more than 2,000 m² of land, with one plot at most per person or per family. These rules are set out, with the legal texts, in our guide Hak Pakai, Hak Sewa, HGB: what a foreigner can actually own in Bali. Have your notary (PPAT) confirm the amount that applies to your case before you sign any preliminary purchase agreement.
Asking prices vs sale prices: what do completed sales show?
A listing price is not a sale price. The only series of completed sales we found for 2026 comes from REID, which the villa manager Bukit Vista described in 2024 as an independent data provider for Bali's property market. We found neither REID's report nor its methodology: its figures reach us through the real estate agency Bali Home Immo, which published them on 11 August 2026. According to the agency, REID recorded 4,220 villas sold over the twelve months to the first half of 2026, at a median sale price of IDR 5.27 billion. The agency puts that at USD 316,000; at the JISDOR rate of 20 October, it comes to nearer USD 292,700 (≈ EUR 260,200). Still according to the same source, the median rose 3.1% year on year while the number of sales fell 21% from the previous period, and leasehold accounts for 86.5% of sales. That is almost exactly the leasehold share among our listings that state a title (86.9%).
Can you infer a negotiation margin from this? No. The REID sales median is in fact 5.8% higher than our median asking price (5.27 against 4.98 billion), the opposite of what a simple haggling discount would produce. The explanation lies in the samples, which don't contain the same villas. Among our listings that state a bedroom count, 62% are one- or two-bedroom villas, against 47.3% of REID sales; conversely, villas with four bedrooms or more make up 26.2% of REID sales and only 11.3% of our listings. A median that counts more large villas mechanically tends to rise. The periods differ too: twelve months of sales on one side, the listings live on a single day on the other. And the Bali Home Immo article doesn't describe REID's methodology (no sample definition, no breakdown by area). The takeaway is two similar orders of magnitude, not a measured gap between asking and selling prices.
What the listed price doesn't tell you
A listing gives you a price, a floor area and a title. Before you judge that price, run five checks:
1. Convert the price into a cost per remaining year for any leasehold, using the expiry date written in the deed. A cheaper villa with 15 years on the lease can cost more per year than a pricier one with 30.
2. Compare against the price per built m² in the same area, not the total price, and ask for the land size, which the price per built m² doesn't reflect.
3. Ask which currency the price is pegged to. Prices entered in dollars or euros are converted into rupiah on the day the listing is posted; if the seller thinks in dollars, the rupiah price moves with the exchange rate. JISDOR went from IDR 17,880 to the dollar on 7 October 2026 to IDR 18,006 on 20 October.
4. Have the title and the seller's identity checked before paying any deposit: the method is set out in our guide to checking that the seller or landlord really owns the land.
5. Budget for acquisition costs and the extension. Acquisition tax (BPHTB, 5% at most under Law No. 1 of 2022, at the rate set by the local government), notary fees and the price of any lease extension are not included in the listed price; ask for the amounts in writing.
Frequently asked questions
How much does a villa cost in Bali in 2026?
Based on 700 listings of villas for sale recorded on Lokalfinds on 20 October 2026, the median asking price is IDR 4.98 billion (≈ USD 276,600) across the 699 listings that show a price, and the middle half runs from 3.55 to 7.50 billion. By size: 3.02 billion (≈ USD 167,700) for one bedroom, 4.64 billion (≈ USD 257,700) for two, 6.95 billion (≈ USD 386,000) for three and 11.59 billion (≈ USD 643,700) for four. These are listing prices, overwhelmingly for leaseholds with a median of 24 to 27 years left on the lease in most areas.
Which area of Bali has the cheapest villas for sale?
Among areas with 10 listings or more, the lowest medians are Nusa Dua (IDR 3.21 billion), Tibubeneng (3.53) and Balangan (4.01), but each rests on a single seller account and reflects that seller's catalogue. Among areas where at least three accounts post, Kerobokan (4.68 billion), Seminyak (4.84) and Ubud (4.92) show the lowest medians as of 20 October 2026.
How much does a leasehold villa cost per year of lease?
Dividing the median leasehold price by the median years remaining gives roughly IDR 157 million a year in Canggu, 164 million in Ungasan, 171 million in Pecatu and 199 million in Uluwatu, or about EUR 7,800 to 9,800 per year of lease. That is an order of magnitude calculated from Lokalfinds listings on 20 October 2026, not a median worked out listing by listing. Across all areas, a leasehold is listed at a median IDR 4.73 billion, against 7.39 billion for a freehold.
What is the minimum price for a foreigner to buy a house in Bali?
IDR 5 billion (≈ USD 277,700 at the JISDOR rate of 20 October 2026) for a detached house, under ATR/BPN Ministerial Decision No. 1241/SK-HK.02/IX/2022 of 12 September 2022, in force as of 20 October 2026. The minimum is reduced to 75%, or 3.75 billion, for a buyer who falls under the "diaspora", a term the decision does not define. The decision says nothing about leases (leaseholds).
Can a foreigner buy an apartment in Bali, and from what price?
ATR/BPN Decision 1241/2022 sets the minimum price of a strata-title unit (satuan rumah susun) acquired by a foreigner in Bali at IDR 2 billion (≈ USD 111,100), and at 1.5 billion for a buyer who falls under the "diaspora". Our survey covers villas only: it gives no prices for apartments.
Do listing prices match actual sale prices?
Not exactly. Listings give an asking price. The only series of completed sales we found, REID's, published by the agency Bali Home Immo in August 2026, gives a median sale price of IDR 5.27 billion for 4,220 villas sold over twelve months, against 4.98 billion for the median of our asking prices. The two samples don't contain the same villa sizes or cover the same period: no negotiation margin can be drawn from them.
How much does a square metre of villa cost in Bali?
Across the 18 areas with 10 listings or more, the median asking price per built m² ranges from IDR 30.8 million in Jimbaran (≈ USD 1,700) to 59.5 million in Tanah Lot (≈ USD 3,300), with 40 million in Uluwatu (≈ USD 2,200). Price per m² doesn't follow the total price: at the median, Canggu is more expensive than Ubud overall, but cheaper per built m².
Sources
Official
- ATR/BPN Ministerial Decision No. 1241/SK-HK.02/IX/2022 — entry on the ministry's legal database (JDIH) · official PDF — official: text signed on 12 September 2022 (the entry, as archived on 11 April 2026, gives the same date of enactment: "2022-09-12"), status "Berlaku" checked on 20 October 2026; diktum KETIGA (minimum prices by province), KEEMPAT, KELIMA.
- JDIH ATR/BPN — "Hak Atas Tanah Untuk Orang Asing" category — official: no text later than Decision 1241/2022 as of 20 October 2026.
- ATR/BPN Ministerial Regulation No. 18 of 2021 — JDIH entry — official: Articles 185 (a foreigner's house under Hak Pakai), 186 (one plot per person or family, 2,000 m² at most) and 187(2) (price set by ministerial decision, the basis for Decision 1241); status "Berlaku", partially revoked by ATR/BPN Regulation No. 2 of 2025 on a different point (conversion of a Hak Milik into HGB or Hak Pakai other than by auction); PDF read on 20 October 2026.
- Basic Agrarian Law (UUPA), Law No. 5 of 1960 — PDF on peraturan.go.id — official: Article 21(1) (full ownership reserved for Indonesian citizens), Article 44 (lease, payment possible in a single instalment, no duration set).
- Law No. 1 of 2022 — PDF on peraturan.go.id — official: Article 47, BPHTB rate capped at 5% and set by local regulation.
- Bank Indonesia — JISDOR rate — official: USD 1 = IDR 18,006 on 20 October 2026.
- European Central Bank — euro reference rate against the Indonesian rupiah — official: EUR 1 = IDR 20,253.16 on 19 October 2026.
Lokalfinds data
- Survey of the 700 live listings of villas for sale as of 20 October 2026 (699 with a price): asking prices in IDR, 23 seller accounts, overall median, medians by area, by bedroom count and by title, years left on the lease, price per built m². No listing or seller is named.
Commercial
- Bali Home Immo — Bali Property Market: H1 2026 (11 August 2026) — real estate agency: villa sales based on REID figures (4,220 sales, median IDR 5.27 billion, leasehold 86.5%, breakdown by bedrooms). Methodology not described, original REID report not found.
- Bukit Vista — Drinks+Data: The Emerging Role of Data-Driven Investment in Bali's Real Estate Market (31 August 2024) — Bali villa manager: describes REID as an independent data provider for Bali's property market; does not describe its data collection method.
