Bali Rental Market Snapshot: July 2026

July 2026 Rental Market Snapshot

Real-world rental data from 709 cleaned 2-bedroom villa listings in Bali. We filter out the spam and duplicates to show you the hard numbers on pools, pricing, and market direction.

• 709 listings across Bali
• July 2026 data range
• 12 areas analyzed
• 100% real data

Bali 2 Bedroom Villa Rental Prices by Area

ℹ️ How to read the price columns. About two-thirds of Bali rental listings quote a price for the year, not the month — an annual lease is the island’s default long-term product. The per-month columns are that annual ask divided by twelve, which is what a year’s tenancy costs you monthly. It is not a month-to-month rate: renting by the month costs substantially more (see below). Each column is a median in its own right, so the annual and per-month figures on a row are close to, but not exactly, twelve times apart. Only areas with 5 or more active listings are included, and ⚠️ marks a figure resting on 10 or fewer listings.

Key Market Insights

Most Expensive Market — Uluwatu. 300M IDR a year for villas with a pool, on the island’s thinnest and most split premium sample.

Most Stable Expat Hub — Sanur. 250M IDR a year, unchanged from June while the sample more than doubled.

The Month’s One Real Decline — Canggu. Annual leases down about 10%, from 250M to 225M IDR like for like.

Biggest No-Pool Savings — Sanur. 130M IDR a year against 250M with a pool — a 48% saving, and the deepest budget stock on the island.

ℹ️ Market insights derived from cleaned July 2026 rental listings tracked by Bali Villa Hunter across Bali’s major 2BR villa markets.

Executive Summary

As on-the-ground specialists in Sanur, we prioritize our data collection efforts here, resulting in the most robust and accurate dataset for the area (348 listings analyzed this month). To provide our clients with a complete picture of the island, we track secondary benchmark markets like Canggu, Seseh, and Uluwatu to show where Sanur stands in the broader Bali landscape.

The headline for July is that the price of a year in Bali did not move. The island-wide median annual lease for a 2-bedroom pool villa held at 250M IDR for the second month running, and Sanur held at exactly that figure while our sample there more than doubled.

That deserves a word of caution, because the per-month numbers tell a softer story — an apparent 7% island-wide drop. Most of that is not a price change. In June, 28% of pool-villa listings advertised a month-to-month rate; in July only 18% did. Because month-to-month asks are much dearer, a market that simply quotes annually more often will look cheaper per month while charging exactly the same for a year. Compared like for like — annual leases against annual leases — the island held its level.

“The price of a year in Bali didn’t move. What changed is how landlords quote it, and that alone can make a flat market look like a falling one.”

Market Overview — Pool vs. No Pool

A private pool is the default in Bali’s expat stock, but July made the cost of that default unusually visible. Across the island, 533 of 709 listings included a pool — and in the western hubs the share is close to total: 85 of Canggu’s 91 listings and 52 of Seminyak’s 54.

That scarcity is why the “no pool” column is so uneven. Where the budget tier barely exists, its median rests on a handful of listings and swings wildly — Seseh’s four no-pool listings actually price above its pool villas, which tells you nothing about Seseh except that four listings are not a market.

Sanur is the exception, and that is the story of the month. With 81 no-pool listings against June’s 28, Sanur is the only area where the budget segment is large enough to describe honestly: a 130M IDR annual median, or 10.8M a month. On a like-for-like annual basis this segment reads 225M in June against 128M in July — but that is discovery, not collapse. June’s thin sample had reached only the upper end of the budget tier; July’s deeper data reaches the whole of it.

The pool premium in Sanur is therefore about 120M IDR a year. That is the honest number to negotiate against: roughly half your rent, in most cases, is the water.

Detailed Area Analysis

The bigger the sample, the more reliable the median. Keep that in mind as you read. Figures flagged with ⚠️ rest on 10 or fewer listings — treat those as a rough signal, not a firm conclusion. Month-over-month comparisons below are made like for like, on listings that quoted an annual price in both months.

🎯 The Primary Focus: Sanur

Sanur (348 listings, 267 with a pool): our primary market of expertise shows an annual lease median of 250M IDR — identical to June, on a sample that grew from 99 to 213 annual quotes. The middle half of the pool stock sits between 200M and 278M a year (16.7M to 24.1M monthly), a genuinely narrow band by Bali standards. This remains the largest volume of clean, deduplicated listings in our database, and the gold standard for long-term expat families who value walking distance to seaside paths, hospitals, and top-tier international schools.

🌊 Secondary West-Coast Benchmarks: Canggu & Seseh

Canggu (91 listings): the month’s one unambiguous decline, from 250M to 225M IDR a year like for like, about 10%. Note that Canggu’s headline table figure (264M) sits above its like-for-like level because Canggu carries an unusually large share of short-stay-oriented stock, which asks more. Seseh (20 listings): eased from 300M to 263M, continuing the normalization we flagged in June.

⛰️ Secondary Southern Benchmark: Uluwatu

Uluwatu (16 listings, 10 with a pool): nominally the island’s ceiling at 300M IDR a year. The median is the least useful number here. Those ten pool villas fall into two separate clusters — five between 9M and 21M a month, five between 34M and 45M — with nothing in between. Uluwatu does not have a market price this month; it has a clifftop premium tier and a modest local tier, and the median simply lands in the empty space between them. Too few of them quoted annually to compare with June at all.

🌴 Secondary Alternatives: Seminyak, Ubud & Jimbaran

Seminyak (54 listings): 210M IDR a year in the table, and essentially flat like for like — 200M in June against 205M in July. Its apparent per-month drop is a quoting artifact, not a discount. Ubud (35 listings): 260M IDR, but with only five annual quotes in June there is no honest comparison to make; Ubud is the island’s most month-to-month market, with 23 of its 31 pool listings advertising a monthly rate. Jimbaran (15 listings): 220M IDR on a still-small sample.

⚠️ Low-Volume Warnings & Budget Extremes

Denpasar (55 listings) is where the cheap stock actually lives: 41 of its listings have no pool, at a 65M IDR annual median (5.4M a month). Its pool tier reads 135M a year on 14 listings — see below. Nusa Dua (7 listings) remains too small for planning in either direction, and its 280M pool median rests on two properties.

Practical Insights

Paying by the month costs 20–40% more than signing for the year. This is the single most valuable thing in this month’s data. Two-thirds of Bali listings quote annually, and those annual asks are what the per-month column above divides down. The minority of landlords advertising a true month-to-month rate charge a large premium for the flexibility: in Canggu 26.5M IDR a month against 18.8M on an annual lease, in Ubud 23.0M against 17.5M, in Seminyak 24.0M against 17.1M, and in Sanur 25.0M against 20.8M. Island-wide, month-to-month asks annualise to 261M IDR against 240M for annual leases. If you are staying a year, sign for the year — and if you genuinely need flexibility, budget roughly a quarter more and expect a far narrower choice of properties.

Canggu has priced its budget tier out of existence. Ninety-three percent of Canggu’s 2-bedroom listings include a pool, and the six that don’t produce a 13.0M IDR monthly median that is barely below what a pool villa costs in Denpasar. The practical consequence for renters is that Canggu offers no downgrade path: you cannot trade the pool for a lower rent there, because that product is no longer built. If your budget sits under 18M IDR a month and you want Canggu, you are looking at a room in a shared villa or a compromise on bedroom count — not a cheaper 2-bedroom house. Seminyak, at 52 pool villas out of 54, is one step further down the same road.

Sanur has quietly become the more expensive of the two big expat markets. In June, an annual lease on a 2-bedroom pool villa cost the same in Canggu as in Sanur — 250M IDR in both. In July, Canggu’s fell to 225M while Sanur’s held, so the west coast is now the cheaper option on a like-for-like annual basis. This is not a case for moving: Canggu’s decline came with no budget tier, more traffic and thinner infrastructure. But it does retire the old assumption that Sanur is where you go to save money. You go there now for what it is, not for what it costs.

Conclusion

The Bali rental market continues to show distinct regional patterns, but navigating it successfully requires understanding where your data comes from. Because Sanur is our primary focus and specialty, we prioritize our data collection and verification efforts heavily on this area. This targeted methodology ensures our Sanur dataset (348 listings this month) is the most robust, dense, and complete on the island, giving you a highly reliable baseline of the local expat market.

July’s lesson is about reading the numbers as carefully as you collect them. The island looked like it cooled 7%; on a like-for-like basis it did not move at all, and the difference was nothing more than a change in how landlords chose to quote. The one genuine decline, Canggu’s 10%, is real and worth acting on. So is the gap between an annual lease and a month-to-month rate, which is larger than the gap between most of the areas in the table above.

Our goal is to provide you with this transparent baseline every month — especially in our home market of Sanur — so you can negotiate with confidence and know exactly what your money should buy.

Note on month-over-month figures: June comparisons are recalculated on our current, further-deduplicated dataset and, where stated as like-for-like, restricted to listings that quoted an annual price in both months. They can therefore differ from the figures published in June’s snapshot.

See also our related analysis: Bali 2-Bedroom Villa Price Distribution: Where is the Sweet Spot? and Bali Villa Rents by Bedroom Count 2026