Bali property prices by area

The median villa in our catalogue is listed at $350,000; half of all villas sit between $227,500 and $542,500. Apartments: $160,000. Below are price per m², spread and ownership terms by area. These are asking prices for 363 villas and 431 apartments, not transaction prices.

Data: September 2026. Recalculated monthly.

Key numbers

A 2-bedroom villa has a median asking price of $320,000 (151 listings); a 3-bedroom, $471,500.
Among areas with more than 30 villas, the most affordable per m² is Ubud ($2,600/m²), the most expensive Bukit ($3,300/m²). The island median is $2,830/m².
71% of villas in the catalogue are still under construction: you are buying a project, not a finished house.
26% of villas list a PBG or SLF permit. The rest show no permit data or an application in progress.
The typical lease term is 29 years. Compare prices with the term in mind: 30 years are worth more than 25.

Villa prices by number of bedrooms

1
Listings
77
Median
$189,500
Middle half
$147,000–$222,000
Per m²
$2,760
2
Listings
151
Median
$320,000
Middle half
$250,000–$395,000
Per m²
$2,900
3
Listings
80
Median
$471,500
Middle half
$367,000–$659,000
Per m²
$2,580
4+
Listings
55
Median
$870,000
Middle half
$682,000–$1,395,000
Per m²
$3,120

Bedrooms	Listings	Median	Middle half	Per m²
1	77	$189,500	$147,000–$222,000	$2,760
2	151	$320,000	$250,000–$395,000	$2,900
3	80	$471,500	$367,000–$659,000	$2,580
4+	55	$870,000	$682,000–$1,395,000	$3,120

Villas: prices by area

NyanyiBrowse
Listings
44
Median
$276,500
Middle half
$167,000–$547,500
Per m²
$2,630
2-bedroom
$253,000
Lease
25 yrs
Off-plan
64%
PBG/SLF
16%
Nusa DuaBrowse
Listings
34
Median
$265,500
Middle half
$199,000–$421,500
Per m²
$2,830
2-bedroom
$335,000
Lease
30 yrs
Off-plan
100%
PBG/SLF
44%
Bukit
Listings
32
Median
$560,000
Middle half
$374,000–$664,500
Per m²
$3,300
2-bedroom
$371,500
Lease
29 yrs
Off-plan
94%
PBG/SLF
0%
UluwatuBrowse
Listings
30
Median
$364,000
Middle half
$171,500–$483,500
Per m²
$2,670
2-bedroom
$452,000
Lease
28 yrs
Off-plan
97%
PBG/SLF
0%
UbudBrowse
Listings
30
Median
$290,000
Middle half
$230,500–$390,000
Per m²
$2,600
2-bedroom
$280,000
Lease
30 yrs
Off-plan
53%
PBG/SLF
27%
Pererenan*Browse
Listings
28
Median
$649,000
Middle half
$372,000–$850,500
Per m²
$3,000
2-bedroom
$359,500
Lease
30 yrs
Off-plan
86%
PBG/SLF
68%
Pandawa*Browse
Listings
26
Median
$269,500
Middle half
$215,000–$490,000
Per m²
$3,250
2-bedroom
$225,000
Lease
30 yrs
Off-plan
100%
PBG/SLF
19%
Melasti*Browse
Listings
16
Median
$322,500
Middle half
$297,000–$425,000
Per m²
$3,440
2-bedroom
$320,000
Lease
27 yrs
Off-plan
56%
PBG/SLF
0%
Berawa*Browse
Listings
15
Median
$520,000
Middle half
$327,500–$952,500
Per m²
$3,060
2-bedroom
$327,500
Lease
29 yrs
Off-plan
33%
PBG/SLF
13%
Batu Bolong*Browse
Listings
10
Median
$405,000
Middle half
$381,500–$622,500
Per m²
$3,060
2-bedroom
$385,000
Lease
26 yrs
Off-plan
80%
PBG/SLF
20%
Umalas*Browse
Listings
10
Median
$255,000
Middle half
$220,000–$297,500
Per m²
$2,650
2-bedroom
$245,000
Lease
28 yrs
Off-plan
20%
PBG/SLF
60%
GWK*Browse
Listings
9
Median
$320,000
Middle half
$230,000–$400,000
Per m²
$3,160
2-bedroom
$335,000
Lease
30 yrs
Off-plan
0%
PBG/SLF
0%
Canggu*Browse
Listings
9
Median
$325,000
Middle half
$285,000–$456,000
Per m²
$2,060
2-bedroom
$315,000
Lease
30 yrs
Off-plan
67%
PBG/SLF
33%
Seminyak*
Listings
9
Median
$320,000
Middle half
$299,000–$527,000
Per m²
$2,430
2-bedroom
$299,000
Lease
25 yrs
Off-plan
78%
PBG/SLF
78%
Babakan*
Listings
8
Median
$382,500
Middle half
$377,500–$387,500
Per m²
$1,930
2-bedroom
—
Lease
—
Off-plan
0%
PBG/SLF
13%
Bingin*
Listings
6
Median
$732,000
Middle half
$690,000–$769,000
Per m²
$2,420
2-bedroom
—
Lease
28 yrs
Off-plan
50%
PBG/SLF
100%
Nusa Penida*Browse
Listings
6
Median
$447,000
Middle half
$433,000–$468,500
Per m²
$5,480
2-bedroom
$447,000
Lease
25 yrs
Off-plan
100%
PBG/SLF
100%

Area	Listings	Median	Middle half	Per m²	2-bedroom	Lease	Off-plan	PBG/SLF
Nyanyi	44	$276,500	$167,000–$547,500	$2,630	$253,000	25 yrs	64%	16%	Browse
Nusa Dua	34	$265,500	$199,000–$421,500	$2,830	$335,000	30 yrs	100%	44%	Browse
Bukit	32	$560,000	$374,000–$664,500	$3,300	$371,500	29 yrs	94%	0%
Uluwatu	30	$364,000	$171,500–$483,500	$2,670	$452,000	28 yrs	97%	0%	Browse
Ubud	30	$290,000	$230,500–$390,000	$2,600	$280,000	30 yrs	53%	27%	Browse
Pererenan*	28	$649,000	$372,000–$850,500	$3,000	$359,500	30 yrs	86%	68%	Browse
Pandawa*	26	$269,500	$215,000–$490,000	$3,250	$225,000	30 yrs	100%	19%	Browse
Melasti*	16	$322,500	$297,000–$425,000	$3,440	$320,000	27 yrs	56%	0%	Browse
Berawa*	15	$520,000	$327,500–$952,500	$3,060	$327,500	29 yrs	33%	13%	Browse
Batu Bolong*	10	$405,000	$381,500–$622,500	$3,060	$385,000	26 yrs	80%	20%	Browse
Umalas*	10	$255,000	$220,000–$297,500	$2,650	$245,000	28 yrs	20%	60%	Browse
GWK*	9	$320,000	$230,000–$400,000	$3,160	$335,000	30 yrs	0%	0%	Browse
Canggu*	9	$325,000	$285,000–$456,000	$2,060	$315,000	30 yrs	67%	33%	Browse
Seminyak*	9	$320,000	$299,000–$527,000	$2,430	$299,000	25 yrs	78%	78%
Babakan*	8	$382,500	$377,500–$387,500	$1,930	—	—	0%	13%
Bingin*	6	$732,000	$690,000–$769,000	$2,420	—	28 yrs	50%	100%
Nusa Penida*	6	$447,000	$433,000–$468,500	$5,480	$447,000	25 yrs	100%	100%	Browse

* Fewer than 30 listings — an indicative figure, not a finding about the area.

“Middle half” is the 25th to 75th percentile: the middle half of prices falls in this range. “Lease” is the median remaining land lease. “PBG/SLF” is the share of villas whose developer lists a building permit (PBG) or a certificate of occupancy (SLF).

Apartments: prices by area

Batu BolongBrowse
Listings
51
Median
$215,000
Middle half
$167,500–$303,500
Per m²
$3,910
UbudBrowse
Listings
48
Median
$122,500
Middle half
$100,000–$156,000
Per m²
$3,220
PandawaBrowse
Listings
42
Median
$137,000
Middle half
$120,500–$162,500
Per m²
$3,540
SesehBrowse
Listings
32
Median
$534,500
Middle half
$414,000–$688,500
Per m²
$6,800
Pererenan*Browse
Listings
29
Median
$152,500
Middle half
$125,000–$195,000
Per m²
$3,970
Nusa Dua*Browse
Listings
27
Median
$179,000
Middle half
$127,000–$390,500
Per m²
$3,850
Uluwatu*Browse
Listings
27
Median
$256,000
Middle half
$241,000–$396,000
Per m²
$3,940
Melasti*Browse
Listings
23
Median
$176,000
Middle half
$156,500–$209,000
Per m²
$4,760
Cemagi*Browse
Listings
22
Median
$147,000
Middle half
$110,000–$159,000
Per m²
$2,980
Berawa*Browse
Listings
16
Median
$297,500
Middle half
$161,500–$436,500
Per m²
$3,690
Sanur*Browse
Listings
14
Median
$541,500
Middle half
$241,000–$1,041,500
Per m²
$5,120
Umalas*Browse
Listings
12
Median
$204,500
Middle half
$150,000–$276,000
Per m²
$3,300
GWK*Browse
Listings
11
Median
$105,000
Middle half
$98,000–$122,500
Per m²
$4,000
Kedungu*Browse
Listings
6
Median
$121,500
Middle half
$113,500–$189,000
Per m²
$3,030
Ungasan*Browse
Listings
6
Median
$160,000
Middle half
$160,000–$194,000
Per m²
$4,780
Nusa Penida*Browse
Listings
5
Median
$132,000
Middle half
$115,500–$198,000
Per m²
$4,250
Karanggasem*Browse
Listings
5
Median
$263,000
Middle half
$261,000–$390,000
Per m²
$5,020

Area	Listings	Median	Middle half	Per m²
Batu Bolong	51	$215,000	$167,500–$303,500	$3,910	Browse
Ubud	48	$122,500	$100,000–$156,000	$3,220	Browse
Pandawa	42	$137,000	$120,500–$162,500	$3,540	Browse
Seseh	32	$534,500	$414,000–$688,500	$6,800	Browse
Pererenan*	29	$152,500	$125,000–$195,000	$3,970	Browse
Nusa Dua*	27	$179,000	$127,000–$390,500	$3,850	Browse
Uluwatu*	27	$256,000	$241,000–$396,000	$3,940	Browse
Melasti*	23	$176,000	$156,500–$209,000	$4,760	Browse
Cemagi*	22	$147,000	$110,000–$159,000	$2,980	Browse
Berawa*	16	$297,500	$161,500–$436,500	$3,690	Browse
Sanur*	14	$541,500	$241,000–$1,041,500	$5,120	Browse
Umalas*	12	$204,500	$150,000–$276,000	$3,300	Browse
GWK*	11	$105,000	$98,000–$122,500	$4,000	Browse
Kedungu*	6	$121,500	$113,500–$189,000	$3,030	Browse
Ungasan*	6	$160,000	$160,000–$194,000	$4,780	Browse
Nusa Penida*	5	$132,000	$115,500–$198,000	$4,250	Browse
Karanggasem*	5	$263,000	$261,000–$390,000	$5,020	Browse

* Fewer than 30 listings — an indicative figure, not a finding about the area.

How to read these numbers

These are asking prices, not sale prices. Nobody publishes actual transaction prices in Bali, and there is usually room to negotiate, especially on finished homes.
The catalogue is not the whole market. It covers developers who list with us; resales and private sales are mostly missing.
Medians are more robust than averages: a single multi-million villa does not move them.
Price per m² uses the living area on the listing. Land and pool are not included, so villas on large plots look more expensive.

What these homes earn as rentals is on the Bali rent prices page. How yield is calculated: rental yield by area.

Frequently asked questions

How much does a villa cost in Bali in 2026?

The median asking price is $350,000 across 363 villas in our catalogue. Half of them are listed between $227,500 and $542,500. A 2-bedroom villa is around $320,000, a 3-bedroom around $471,500.

Where is property cheapest in Bali?

Among areas with enough listings, villas are cheapest per m² in Ubud at $2,600/m² (30 listings). Apartments cost much less than villas: a median of $160,000 per unit.

Are these actual sale prices?

No. They are the prices developers ask. Transaction prices are not published in Bali. Use these figures as a benchmark for comparing and negotiating, not as a valuation.

Leasehold or freehold?

Almost every villa in the catalogue is sold leasehold — a long-term lease on the land. The median term is 29 years. Foreigners cannot hold freehold land directly.