Bali Rental Market Snapshot: September 2026

September 2026 Rental Market Snapshot

Real-world rental data from 211 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.

• 211 listings across Bali
• September 2026 data range
• 12 areas analyzed
• 100% real data

⚠️ Read this month’s table with more caution than usual. Our September sample is a third of August’s — 211 listings against 571. That is a change in how much we could collect, not a contraction in Bali’s supply, and it falls hardest on the smaller areas. Only Sanur, Canggu, Seminyak and Denpasar carry enough listings to describe honestly this month. Jimbaran and Nusa Dua dropped below our five-listing floor entirely and are absent from the table for the first time this year.

Bali 2 Bedroom Villa Rental Prices by Area

ℹ️ How to read the price columns. About three-fifths 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 about 30% 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, ⚠️ marks a figure resting on 10 or fewer listings, and — means the area had no listings of that type at all.

Key Market Insights

The Month’s Real Move — Sanur. The annual-lease median stepped down from 250M to 230M IDR, the first change after three months at exactly 250M.

Most Expensive Market — Canggu. 300M IDR a year on the table, and the only premium area this month with more than ten listings behind the figure.

The Island Did Not Move. Compared like for like on annual leases, 230M IDR for a second month running.

The Flexibility Premium Held At 30%. Month-to-month asks annualise to 300M IDR against 230M on a year lease — the same gap as August, now without peak season to explain it.

ℹ️ Market insights derived from cleaned September 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 complete dataset for the area (111 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.

Two things happened in September, and it matters which one you read first.

The honest headline is that nothing moved. Compared like for like — annual leases against annual leases — the island-wide median held at 230M IDR for a second month, and the gap between a year lease and a month-to-month rate stayed at almost exactly 30%. On that basis September is the quietest month in this series so far.

The second thing is that Sanur finally moved. Our home market held an annual-lease median of exactly 250M IDR through June, July and August. In September it reads 230M, about 8% lower, on 72 annual quotes. That is the first change in four months in the area where our data is deepest, and it is the number in this report we would act on.

“The island has been flat for two months. Sanur, which was flat for three, is the one place that moved — and it moved down.”

Everything else in the table should be read as a direction, not a price. September’s sample is a third of August’s, and that shortfall lands almost entirely outside Sanur: Canggu fell from 84 listings to 17, Seminyak from 48 to 15, Denpasar from 54 to 19. The medians those produce are still the best available reading of those markets, but they are a reading taken through a narrower window.

Market Overview — Pool vs. No Pool

A private pool remains the default in Bali’s expat stock, and this month more so than usual: 167 of 211 listings have one, or 79%, against 75% in each of the last two months. Canggu, Seseh and Ubud recorded no pool-less 2-bedroom listings at all.

That rise is itself a sampling effect worth naming. When the volume of listings we see drops, the budget tier disappears first — it is the thinnest part of the market to begin with. Island-wide the no-pool median reads 80M IDR a year (6.7M a month) on 44 listings, against 95M on 143 listings in August.

Sanur’s budget tier illustrates the problem exactly. In August, 43 no-pool listings gave a 130M IDR annual median, with a dense band of stock between 85M and 120M. In September we have 18 such listings, that 85–120M band is almost entirely missing, and the median reads 173M — a 33% “increase” that almost certainly reflects which listings we saw rather than what landlords asked. Treat Sanur’s no-pool column this month as unreliable, and use August’s 130M as your negotiating anchor until the sample recovers.

Denpasar remains the one genuinely deep budget market, with 14 of its 19 listings pool-less at a 55M IDR annual median (4.6M a month). That is down from 75M in August and is the lowest figure we have published for the area, though again on a third of the usual sample.

Detailed Area Analysis

The bigger the sample, the more reliable the median. 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 (111 listings, 93 with a pool): the annual-lease median is 230M IDR on 72 annual quotes, down from 250M in each of the three preceding months. This is the one month-over-month move in this report that rests on a real sample.

The shape of the drop is informative. The middle half of Sanur’s pool stock now runs 200M to 285M a year (16.7M to 23.8M monthly) against 200M to 275M in August — the bottom of the range did not move and the top actually rose. What changed is the middle: where August had a thick cluster of asks at exactly 250M, September’s spread is flatter, with noticeably more stock settling in the 200–230M band. That is what a market looks like when sellers start meeting buyers rather than holding a number.

Sanur also remains the island’s most genuinely annual market, with only 9% of its pool listings advertising a month-to-month rate. Within the area, beachside asks 300M against 230M on the west side, but the beachside figure rests on just 15 listings this month and should not be read as a rise over August’s 285M.

🌊 Secondary West-Coast Benchmarks: Canggu & Seseh

Canggu (17 listings, all with a pool): the table reads 300M IDR, but the seven listings that quoted annually give a median of 170M — continuing a four-month slide of 250M, 212M, 180M, 170M. The direction has now been consistent since June, which is worth something; a September sample of seven is not enough to call the magnitude. What we can say is that Canggu’s two prices continue to diverge: about 14.2M a month on a year lease against 35.0M month-to-month, the widest split on the island.

Seseh (8 listings, all with a pool): 300M IDR ⚠️, with four annual quotes at 268M against 280M in August. Steady, on a sample too small to be more precise than that.

⛰️ Secondary Southern Benchmark: Uluwatu

Uluwatu (5 listings, 4 with a pool): 301M IDR ⚠️ a year. Four listings is not a market — they read 150M, 230M, 372M and 420M, and the “median” is simply the midpoint between the middle two. Uluwatu has been too thin to describe for three months running now. Use it to confirm that the island’s premium tier sits around 300M and above, and nothing more.

🌴 Secondary Alternatives: Seminyak, Ubud & Kuta

Seminyak (15 listings, 13 with a pool): 240M IDR on the table against 200M in August, and 225M like for like against 193M. Both readings point up, but on six annual quotes against thirty last month we would not yet call this a rise — Seminyak has sat in the 190–210M band all year, and one thin month is not enough to move it. Ubud (7 listings, all with a pool): 230M IDR ⚠️, and only two annual quotes, so no honest comparison exists; Ubud remains the island’s most month-to-month market. Kuta (5 listings, 3 with a pool) reappears in the table at 150M IDR ⚠️ — noted for completeness, not for planning.

⚠️ Low-Volume Warnings & Budget Extremes

Denpasar (19 listings) still holds the island’s cheapest real stock: 14 pool-less listings at a 55M IDR annual median (4.6M a month), running from 25M to 105M. Its pool tier is down to five listings and the 125M median they give should be ignored. Jimbaran and Nusa Dua both fell below our five-listing floor this month and have been dropped from the table rather than shown on one or two properties — if you are tracking either, August’s figures (140M and 185M) remain the most recent honest readings.

Practical Insights

The flexibility premium is now a structural number, not a seasonal one. In August we measured month-to-month asks at 300M IDR annualised against 230M for annual leases, and noted that peak season probably inflated it. September returns exactly the same pair — 300M against 230M, a 30% premium — in shoulder season, on a completely different set of listings. That repeat is the strongest evidence we have published that the gap is a permanent feature of how Bali prices flexibility, not a July–August artifact. If you are staying a year, sign for the year; if you genuinely need month-to-month, budget a third more and expect a much narrower choice.

Sanur’s step down from 250M is the one number to negotiate with this month. For three months the answer to “what does a 2-bedroom pool villa cost in Sanur” was 250M IDR a year, and it was a firm answer — the asks clustered tightly on it. In September that cluster has loosened and the median sits at 230M, with the middle half of the market between 200M and 285M. Practically: 250M is no longer a number to accept without discussion, and a 200–230M ask is now squarely mainstream rather than a bargain. The pool premium is unchanged in character, but Sanur’s no-pool stock is too thin this month to quantify it — use last month’s figure of roughly 120M a year.

Canggu’s advertised price and its actual annual lease have not reconverged. The headline for Canggu is 300M IDR a year; the annual leases inside that sample sit at 170M, or about 14.2M a month. That is now the fourth consecutive month in which Canggu’s table figure has been pulled upward by short-stay stock while the long-lease market beneath it softened. The practical advice is unchanged from August and if anything stronger: in Canggu, never negotiate from the headline. Ask for the annual rate specifically.

If you are shopping below 10M IDR a month, Denpasar is the only honest answer this month. Its 14 pool-less listings at 4.6M a month are the only budget sample on the island with any depth. Sanur’s budget tier, which was the other real option in July and August at about 10.8M a month, is too thinly sampled in September to shop from — that stock almost certainly still exists, but we cannot price it this month.

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 efforts heavily on this area. That targeted methodology is why Sanur remains describable this month while thinner markets do not, and why the one firm conclusion in this report concerns Sanur.

September’s lesson is about the difference between a quiet market and a quiet month. Island-wide, compared like for like, nothing moved — the annual lease held at 230M IDR and the premium on flexibility held at 30%. But in the one area where our sample is deep enough to see clearly, the number that had not moved since June finally did: Sanur’s annual-lease median stepped down from 250M to 230M. A market that has stopped repeating the same asking price is a market where there is something to negotiate.

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. When a month’s data is thinner than usual, as September’s is, we would rather tell you that than present eight confident-looking medians.

Note on month-over-month figures: August comparisons are recalculated on our current 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 August’s snapshot.

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