Buy a villa in Bali — 344 villas 2026

The catalogue lists 358 villas for sale from developers and private owners. The median price is $350,000, and that is a real market midpoint rather than a showcase figure: eight out of ten properties fall within the $169,000 to $850,000 range. The lower end is around $80,000 for a compact one-bedroom villa inland, while the upper end is $6.5 million for a mansion on the front ocean line.

Price is driven by three things: bedroom count, area, and stage of completion. Bedrooms give the most predictable step-up — each additional bedroom is roughly one and a half times more expensive than the previous one, because both the house size and the plot size increase with it.

Out of 358 villas, 251 are under construction and 101 have already been completed. An off-plan property is noticeably cheaper than a completed one: the buyer takes on timing risk and gets a discount for it, as well as instalments during construction — the first payment is usually 30–50%, with the balance split by construction stages. A completed villa costs more, but you can inspect it in person, check the finishing quality, and put it into rental immediately.

The island-wide median price per square metre is from $2,000 to $3,300 depending on the area. The cheapest square metre is in Ubud and on the west coast, while the most expensive is on the Bukit cliffs and in Berawa. It is more accurate to compare properties by price per square metre: two houses with the same asking price can differ twofold in size.

The island is compact — from Canggu to Bukit is an hour to an hour and a half by car — but each area behaves differently. Median catalogue prices look like this:

Full private land ownership (Hak Milik, freehold) is not available to foreigners under Indonesian law. There are three workable routes. Leasehold (Hak Sewa) is a right of use for a fixed term with an extension option: 161 villas in the catalogue have 26–30 years remaining, 98 have up to 25 years, and 85 have 31 years or more. Hak Pakai is a right of use for a resident with KITAS, on a 30+30+20 year cycle. PT PMA followed by HGB is the route for those treating property as a business: multiple units or licensed rental operations.

The transaction itself follows one standard process: selection and reservation with a deposit, then legal due diligence (land certificate, zoning, permits, encumbrances), contract signing with a PPAT notary, payment on schedule, registration, and handover of the property. Remote transactions are also done — by power of attorney, but due diligence should be handled by your own lawyer, not the seller’s lawyer.

Mandatory taxes and fees: PPh 2.5% of the transaction price is paid by the seller, BPHTB up to 5% is paid by the buyer when registering rights, and VAT included in the price of a new-build is effectively 11%. Exact rates depend on the kabupaten and the seller’s status, so confirm the final cost estimate with the notary before paying a deposit.

Most problems in Bali come not from the price, but from the paperwork. Minimum checklist:

Monthly rent gives a clear basis for calculation: the catalogue median is $2,585 in Berawa, $2,113 in Canggu, $1,608 in Bukit, and $1,300 in Ubud. Daily rental in high season is higher, but occupancy also fluctuates: December–March and July–August are peak periods, while April and October are weaker.

A realistic net yield for a managed villa is 8–12% per year at 70–80% occupancy. The 10–15% claimed by developers is almost always calculated from gross revenue in a peak month. Before estimating payback, deduct the management company fee of 15–25%, running costs (pool, garden, electricity, cleaning) — 5–8% of revenue, rental tax, and leasehold amortisation: the closer the end of the term, the cheaper the property becomes on resale.