Live market data
Bali Sales Market 2026
Real sales data and price trends across the Bali sales market.
21,000+
Listings analyzed
Daily
Updated
10+
Sites monitored
AI + Manual
Verification
Land Price by Area
Median freehold land price · per are (100 m²) · asking-based
This chart shows the median asking prices for freehold land per are (100 m²) across Bali's key areas. The data is aggregated from active peer-to-peer listings to capture direct market prices. To maintain data integrity, all listings are de-duplicated, spam-filtered, and cleared of leaseholds and extreme outliers (such as land prices exceeding IDR 50M per m² / IDR 5B per are). Areas with fewer than 10 listings are marked with a “•” to indicate a limited sample size.
Key Market Insights
Most Expensive Villas
Seseh
5.5B IDR median freehold sale price (53 listings).
Highest Land Prices
Sanur
1.25B IDR median per are (334 listings).
Top Yielding Market
Seminyak
10.4% median gross rental yield (sale median 2.5B IDR).
Leasehold Advantage
41% Rent Discount
148M IDR/yr on a 20–29 year leasehold vs 250M IDR/yr renting.
Computed automatically from the live cleaned dataset · updated 11 July 2026.
Gross Rental Yield by Area
Median yearly rent ÷ median freehold villa price · asking-based
Gross yield = median annual rent as a share of the median built freehold villa price, per area. Excludes Denpasar (mostly non-rental homes). Areas marked “•” have a limited sample.
Leasehold vs. Renting: Break-Even
A long leasehold is prepaid rent. How its yearly cost compares to renting on the open market.
Leasehold vs. Renting: Break-Even
Median leasehold cost per remaining year vs. island-wide median market rent
This comparison evaluates the amortized annual cost of leasehold properties across different term lengths against the island-wide median yearly rent for 1 to 4-bedroom villas. Leasehold cost per year is calculated by dividing the total lump-sum lease price by the lease duration. To ensure data integrity, both leasehold and rental datasets are compiled from active peer-to-peer listings, de-duplicated, and filtered to remove spam and extreme pricing anomalies.
Key Takeaways
Denpasar
Bali's capital city — local everyday living and the island's most affordable villas.
- Typical built villa price
- 1.9B IDR
- Land price per are (100 m²)
- 875M IDR
- Listings tracked
- 2,230 villas · 1,953 land plots
Seminyak
Established upscale beach district known for dining, boutiques and nightlife.
- Typical built villa price
- 2.5B IDR
- Land price per are (100 m²)
- 975M IDR
- Gross rental yield
- 10.4%
- Listings tracked
- 383 villas · 247 land plots
Canggu
Bali's digital-nomad hub — surf beaches, cafés and the island's busiest villa market.
- Typical built villa price
- 4.5B IDR
- Land price per are (100 m²)
- 970M IDR
- Gross rental yield
- 7.2%
- Listings tracked
- 364 villas · 297 land plots
Sanur
Calm, family-friendly east coast with the best everyday infrastructure on the island.
- Typical built villa price
- 4.3B IDR
- Land price per are (100 m²)
- 1.25B IDR
- Gross rental yield
- 5.8%
- Listings tracked
- 329 villas · 334 land plots
Auto-generated from the live dataset · "typical" prices are medians · updated 11 July 2026
Bali Property Sale Prices by Area
Median freehold sale prices, building costs, and active listing volumes across Bali neighborhoods.
| Area | Land / are | Villa median | Villa / m² | Land listings | Villa listings | Leasehold |
|---|
Based on active freehold land and built property sale listings. Outliers, commercial properties, and areas with fewer than 3 total listings are excluded to maintain statistical accuracy. Built-villa datasets with a limited sample size (fewer than 15 active listings) are styled in gold to indicate higher potential variance.
Latest Bali Property Market Reports
Infrastructure & Living Guides
Bali Property Buying FAQ
What is the difference between freehold and leasehold in Bali?
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.
How is land priced in Bali?
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.
Is a leasehold cheaper than renting long-term?
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.
Which Bali area has the best rental yield?
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.
Want Help Finding a Villa in Bali?
We combine local knowledge, market data and on-the-ground verification to help you get a better deal.