Bali Sales Market 2026

Freehold (Hak Milik) is permanent ownership and is reserved for Indonesian citizens. Foreigners typically buy leasehold — the right to use a property for a fixed term, most commonly 20–30 years, often with extension options. That is why Bali listings always state the tenure, and why leasehold and freehold prices are never directly comparable. A company does not change that: a foreign-owned company (PT PMA) cannot hold Hak Milik either. It can hold Hak Guna Bangunan (HGB, the right to build) for 30 years, extendable up to 80 years in total (UUPA art. 21, 35 and 36; PP 18/2021 art. 37).

Land is quoted per are (100 m²). Medians vary enormously by area: as of the latest data, Sanur leads at 1.25B IDR per are, ahead of Seseh (1.1B), Seminyak (975M) and Canggu (970M). The chart above shows current medians per are across all tracked areas.

Usually yes, if you stay long enough. Amortized over the lease term, 20–29 year leaseholds in our data average about 148M IDR per year versus a 250M IDR median yearly rent — roughly a 41% discount. The break-even chart above compares terms directly.

In the current data, Seminyak tops gross rental yields at about 10.4%, followed by Jimbaran at 9.5% — both driven by lower acquisition prices (2.5B and 2.1B IDR medians) combined with an active rental market. The most expensive areas to buy, such as Seseh at a 5.5B IDR median, carry correspondingly lower gross yields.

The market overview and first shortlist are free. Prices for the search package and the purchase are on request: write to us with what you are looking for and we send you the terms. The search package runs for 3 months: every week we send you new matching houses and check with agents and owners which are really available, we do up to 4 viewings over 2 days (2 houses a day, with you or for you) with a video and an honest report for each, and we arrange the document and zoning check of the house you like with an independent notary or lawyer.

No. We take no commission from sellers or agents and work only for the buyer. We are not a real estate agency but a search and coordination service paid by the buyer, so our only interest is that you buy the right house at the right price. The seller’s agents keep their full commission, which is why they are happy to work with us.

You do, directly, as part of the purchase costs. A notary is required by law for every property purchase; a lawyer is optional. Neither is our service: we recommend them and coordinate everything with them.