Bali Villa Prices: Updated Market Data from 16,000+ Listings (April 2026)

How Much Does a Villa Cost in Bali Right Now?

The median asking price for a leasehold villa with 25+ years remaining is $300,000 (3,018 villas analyzed). For freehold, the median is $430,000 (1,884 villas). These figures come from PROPERTIA’s cross-agency analysis of 16,000+ active listings from leading Bali real estate agencies, as of April 2026.

The 10th-to-90th percentile range tells you what the market actually looks like. Leasehold 25-year-plus villas range from around $179,000 at the entry level to $800,000 at the top end. Freehold runs from roughly $400,000 to $1,500,000. Most published “average villa prices” in Bali mix short leases, long leases, and freehold into a single number. That blurs more than it reveals.

We split them. Short leases (under 25 years) pull down overall medians, so lumping everything together makes the market look cheaper than it is for a buyer who wants a lease long enough to build a rental business on. Every table in this article filters leasehold to 25+ year terms only, and shows freehold separately. From a raw dataset of 16,000+ listings, we filtered to 3,018 leasehold villas with 25+ year terms and 1,884 freehold villas for comparable analysis.

The rest of this article breaks those headline numbers down by area, bedroom count, tenure type, land value, and zoning risk.

Leasehold Villa Prices by Area (25+ Year Leases)

Canggu has the most supply (651 listings) with a median of $333,000 for a 25+ year lease. Entry-level 1-bedroom villas start around $160,000 in Canggu and $170,000 in Pererenan. For 3-bedroom villas, Balangan ($269,000) and Tanah Lot ($320,000) sit well below the Canggu median ($380,000).

Only areas with 30+ listings shown. Cells with 10+ listings = solid. * = directional (5-9 listings). — = insufficient data. (PROPERTIA Market Research, April 2026)

The bedroom breakdown matters more than the “All” column. Look at Uluwatu: the overall median is $269,000, but that gets pulled down by a large share of 1-2 bedroom listings. A 3-bedroom Uluwatu villa has a median asking price of $369,000. Comparing areas at the bedroom level gives a much clearer picture of what you’ll actually spend.

Bingin stands out for lease length. The median lease term there is 35 years, the longest of any area in our dataset. That extra duration has direct impact on investment calculations and resale value. Balangan is close behind at 34 years.

Freehold Villa Prices by Area

Freehold reshuffles the rankings. Seminyak leads at $617,000 median across 123 freehold listings, where it’s mid-pack on leasehold ($373,000). Canggu and Uluwatu sit at $471,000 and $473,000 respectively. Ungasan drops to $329,000, making it one of the more accessible freehold markets.

* = directional (5-9 listings). — = insufficient data. (PROPERTIA Market Research, April 2026)

A note on comparing these tables: The leasehold table above filters to 25+ year terms, which in practice means mostly newer, purpose-built investment villas. The freehold table has no equivalent quality filter, it includes everything from brand-new builds to older properties on titled land. In some areas and bedroom counts, freehold medians sit close to or below leasehold. That doesn’t mean freehold is cheaper for the same property. It means the freehold stock in those cells includes older, lower-spec homes that wouldn’t appear in the leasehold investment market. Compare within each table, not across them.

Freehold 1-bedroom data is thin everywhere. Most 1-bedroom villa supply in Bali is leasehold, purpose-built compact investment units on lease terms. If you’re looking for a small freehold property, the options narrow fast.

Seminyak leads the freehold table at $617,000 median, driven by established location value and limited new freehold supply. Compare that to Ungasan at $329,000 or Jimbaran at $340,000, where larger plots and newer developments keep freehold prices lower.

The Freehold Premium: What Ownership Actually Costs You

Freehold costs between 0% and 82% more than a comparable 25-year lease, depending on the area. That range has never been quantified across Bali’s market before. Where you buy determines whether freehold is a modest step up or a near-doubling of your budget.

Areas with 30+ listings on both tenures. (PROPERTIA Market Research, April 2026)

The Bukit Peninsula tells the clearest story. Pecatu (82%) and Uluwatu (76%) have the highest freehold premiums in Bali, driven by genuine scarcity of freehold land in an area where development has historically pushed into agricultural zones. Buyers who want freehold on the Bukit pay a serious premium for it.

Then look at Berawa: 29%. Canggu: 42%. In these central areas, the freehold-leasehold gap is much narrower. A buyer with a $400,000 budget looking at Berawa gets a choice between a $350,000 leasehold villa and a $450,000 freehold one. That’s a realistic stretch, not a category jump.

Nusa Dua is the outlier. Zero premium. The freehold and leasehold medians are identical at $370,000, likely because the resort-heavy development zone has different market dynamics than the rest of Bali’s villa market.

Insider Tip: The freehold premium is an area-level pattern, not a universal rule. Asking “how much more is freehold?” without specifying the area is like asking the price of a house without specifying the city. For details on how each ownership structure works for foreign buyers, see our guide to buying property in Bali as a foreigner.

How Much of Bali’s Villa Market Sits on Risky Land?

Across 9,495 zoned listings in Badung regency, roughly 9.3% sit on land classified as agricultural, local protection, or green open space under Badung regency’s official zoning plan. On the Bukit Peninsula, that number is much higher: Pecatu hits 27.9% and Uluwatu 26.1%.

Areas with 50+ zoned listings. “Risky” = agricultural, local protection, or green open space under Badung regency’s official zoning plan (PERDA No. 26/2013, RTRW 2013–2033). Listings not classified as risky fall in commercial, mixed-use, or residential zones. Based on approximate listing locations, not exact addresses. Results are indicative at the area level. (PROPERTIA Market Research, April 2026)

Development on the Bukit Peninsula has historically pushed into agricultural zones. That history shows up clearly in the data: roughly 1 in 4 listed villas in Uluwatu and Pecatu sit on land where the zoning plan restricts villa construction and STR licensing. These zones carry regulatory risk for buyers.

Seminyak is the safest area in the dataset at 0.6%. Berawa (3.6%) and Ungasan (3.0%) are also low-risk at the area level. Canggu sits at 9.4%, which sounds moderate but represents 203 listings in absolute terms, the third-highest count after Uluwatu (292) and Mengwi (114).

These are statistical patterns across areas, not verdicts on individual properties. Always verify zoning for a specific property before signing, either through the Badung Regency spatial planning info portal (ITR/BATARA) or with your notary. PROPERTIA’s in-house team handles this as part of the buying process.

Lease Terms: What’s Actually on the Market

86% of leasehold villas currently listed for sale in Bali have between 21 and 40 years remaining on the lease. The median is 27 years. Only 4% of the market has less than 15 years left.

The distribution across 4,260 leasehold listings with confirmed tenure data:

n = 4,260 leasehold listings with confirmed tenure data. (PROPERTIA Market Research, March 2026)

60% of the market sits in the 21-30 year range. That’s the bulk of the supply, and it’s the reason this article uses a 25+ year filter for leasehold comparisons. Including shorter leases in price tables would drag medians down and make areas look artificially cheap.

A pattern we see: Short leases under 15 years make up just 4% of listed supply. Some of those are negotiation opportunities where lease extensions are already in discussion. Others are properties that should be priced much lower than they are. Knowing the difference requires checking the lease documents and written extension opportunities, not just the listing page.

41% of all leasehold listings don’t include tenure data at all. Our lease distribution analysis uses only the 4,260 listings with confirmed remaining years. That’s a large enough sample to be reliable, but it means the actual market distribution could shift slightly if the missing-data listings skew short or long.

How We Built This Dataset

PROPERTIA analyzed 16,316 total active property listings from leading Bali real estate agencies, collected in March 2026. Of those, 11,751 were for-sale villas with price data.

All figures in this article represent asking prices. Not transaction prices, not appraisals. Indonesia has no public MLS or centralized transaction database, which means cross-agency listing analysis is the most comprehensive market view currently available. Nobody can tell you what villas actually sell for at scale, because that data doesn’t exist in a public format.

Tenure splits: 3,018 leasehold villas with 25+ year remaining terms, and 1,884 freehold villas. The 25-year threshold keeps investment horizons comparable.

Zoning classifications come from crosschecking approximate listing locations against Badung regency’s official zoning data. Listing locations are approximate, not exact property addresses. Coverage is Badung regency only. Ubud (Gianyar regency) and Sanur (Denpasar) have listing data but no zoning data in our dataset.

Some properties appear on multiple agencies and are counted once per listing. This is standard practice in Bali’s market, cross-listing is how agencies operate, and has minimal effect on median prices.

Key limitations: asking prices only (not transactions), Badung regency zoning only, approximate listing locations, 41% of leasehold listings lack tenure data. Updated monthly.

What This Means If You’re Buying

Every area in Bali has an entry point. The question isn’t “can I afford Bali?” but “which area and bedroom count fits my budget and investment thesis?”

A few concrete takeaways from the data:

Know your budget tier before picking a location. A buyer with $250,000 is looking at a 2-bedroom leasehold in Canggu or Pererenan, or a 1-bedroom in Bingin or Berawa. A buyer at $450,000 can access 3-bedroom villas in most areas on leasehold, or start looking at freehold in Ungasan or Jimbaran. The tables above let you match budget to area and bedroom count before you start touring properties.

The freehold premium varies so much that the tenure decision is partly a location decision. In Berawa, going freehold adds 29% to your cost. In Pecatu, it adds 82%. That gap should be part of your area analysis, not an afterthought.

Zoning verification is non-optional, especially on the Bukit Peninsula. When roughly 1 in 4 listings in Uluwatu sit on land classified as agricultural or protected, checking the zoning plan before committing money is basic due diligence. PROPERTIA’s in-house team handles zoning verification as part of the buying process.

Lease length is worth understanding because it affects your options down the line. A 25-year lease is standard and works well for most investment plans, and most leases include extension terms that can bring total duration to 40-50 years. Longer initial terms like Bingin’s median of 35 years simply give you more built-in runway before you need to negotiate an extension.

For a full walkthrough of ownership structures, foreign buyer rules, and the transaction process, see our guide to buying property in Bali as a foreigner. If you’re evaluating villas as rental investments, our villa management guide covers the operational side.

Disclaimer: This guide is for informational purposes only and does not constitute legal, financial, or investment advice. Property laws and regulations in Indonesia are subject to change. All figures represent asking prices from online listings and may not reflect final transaction prices. Contact PROPERTIA for personalized guidance.