November 9, 2026·5 min read
Four or Five Bedrooms: What a Family Home Costs
Four and five bedrooms suit a large family or group rentals. Our catalog lists 55 such villas across 45 projects.
Guides
Bali real estate guides and market research
Reports, explainers and case studies: the same material we use to model properties for clients. Every figure has a source and a date.
Buyer's journey
Buying in Bali in four steps
Our guides in the order the questions come up, from choosing the area to renting out and selling.
- Choosing the area and budget
What it costs to get in and what rentals bring in across the island's areas. Plus how Bali compares with other markets and whether to rent or buy.
14 guides in this step
- Checking the property and the seller
How a foreigner holds property, which land rights exist and what to check before the deposit: zoning, permits, the land title and the developer.
11 guides in this step
- Buying and closing the deal
How the deposit and signing work, what the notary does, which taxes the buyer pays and how to move the money. Plus financing, tax residency and visas for owners.
8 guides in this step
- Owning, renting out and selling
The rental license, the management company, occupancy and nightly rates, tax on rental income and running costs. And how to exit when the time comes.
8 guides in this step
November 9, 2026·5 min read
Pererenan Villas for Sale: Prices and Build Stages
Pererenan is a coastal village just west of Canggu, quieter and greener than its neighbor. Our catalog lists 27 villas there across 13 projects.
November 9, 2026·5 min read
Luxury Villas for Sale in Bali: Prices and Areas
Villas priced from Rp 17.7 bn make up 31 of 498 villas in our catalog, about 6%. They come from 26 projects and have three to seven bedrooms.
November 9, 2026·5 min read
Affordable Villas for Sale in Bali: Prices by Area
Villas under Rp 5.31 bn make up 244 of 498 villas in our catalog, about 49%. Most have one or two bedrooms.
November 8, 2026·6 min read
Uluwatu Apartments for Sale: Prices, Stages, Lease Terms
Uluwatu is the largest apartment market in our catalog, with 83 units across 13 projects. Almost all of them are one-bedroom units still under constr…
November 8, 2026·5 min read
Ubud Apartments for Sale: Completed Units and Entry Price
Ubud has no beaches, but it has 28 apartments across 10 projects. It has the most completed units of any area with apartments in our catalog.
November 8, 2026·5 min read
Nuanu Villas for Sale: Prices and Ownership Type
Nuanu is a new city on Bali's west coast, next to Nyanyi and Cemagi. Our catalog lists 19 villas there across 9 projects.
November 8, 2026·5 min read
Canggu Apartments and Studios for Sale: Prices
An apartment in Canggu costs about half the price of a villa. Our catalog lists 48 apartments, studios, and lofts across 22 projects.
November 8, 2026·5 min read
Seseh Villas for Sale: Catalog Prices and Sizes
Seseh is a quiet coastal village just west of Pererenan. Our catalog lists 10 villas there across 8 projects, from compact homes to large family villas.
November 7, 2026·5 min read
Tabanan Villas for Sale: Prices and Entry Budget
The catalog lists 17 villas in Tabanan regency across 13 projects. The median price is Rp 4.00 bn, below the island-wide villa median.
November 7, 2026·5 min read
Bukit Villas for Sale Outside Uluwatu: Prices
The catalog lists 18 villas across 10 projects with a plain Bukit address and no village named. The median price is Rp 5.13 bn.
November 7, 2026·5 min read
Cemagi Villas for Sale: Prices and House Size
The catalog lists 12 villas in Cemagi, on the coast beyond Seseh, across 10 projects. The median price is Rp 5.23 bn, and the median house is 198 m².
Weekly issue
Bali's week in one issue
Once a week we pull together what changed for buyers and owners: rules, tourism, infrastructure and the market. The PDF comes to you on WhatsApp.
Issue 9 · November 8, 2026
Funding for the Canggu tram, 5.85% growth and 650,000 visitors in September
- About Rp 2 trillion allocated for the 12 km airport–Canggu tram
- Bali's economy grew 5.85% in the third quarter; construction up 8.91%
- Bali received 650,169 foreign visitors in September, up 2.36% on last year
- Kuta is building a beachfront walkway and widening junctions by December
Issue 8 · November 1, 2026
Badung's road budget, a late rainy season and 19,000–24,000 visitors a day
- Badung plans 2027 spending above Rp 13 trillion, with 54.14% for infrastructure
- The rainy season starts in December for 85% of the island's zones, peaking in February 2027
- Bali receives 19,000–24,000 foreign visitors a day; fuel supply problems did not dent arrivals
- Bank Indonesia expects Bali's economy to grow 5.5–5.9% in 2026
Issue 7 · October 25, 2026
Bali's grid at 1,379 MW peak, mortgages up 1.67% and a seventh airline on the Melbourne route
- Bali's grid: 1,678 MW of capacity against a 1,379 MW peak; about 2,744 MW planned for 2025–2034
- Accommodation and food grew 11.83% in January–August 2026, the fastest of any sector
- Bali mortgage lending reached Rp 13.24 trillion in August, up 1.67% year on year
- TransNusa adds seven weekly Bali – Melbourne flights; Australians are about 25% of foreign arrivals
Issue 6 · October 18, 2026
6.6 million passengers through Ngurah Rai in a quarter, Rp 176 trillion in tourism earnings, and 5.5 million foreign visitors by September
- Ngurah Rai Airport: 6.6 million passengers in July-September, up 16% on the second quarter
- Bali tourism earned Rp 176 trillion in 2025, about 55% of Indonesia's total
- About 5.5 million foreign tourists by 30 September; more than 7 million expected for the year
- Kura-Kura Bali special zone: Rp 1.8 trillion of accumulated investment in the first half of 2026
Issue 5 · October 11, 2026
Rp 4 trillion needed for 85 km of Bali coast, France takes third place with 41,937 visits, and the Benoa cruise pier grows to 500 m
- Kuta coast: 85 km still critical, estimated at Rp 4 trillion; Rp 1.2 trillion already spent on 130 km
- August arrivals: 41,937 French visitors, up 20.42%, ahead of India at 34,837
- Six low-emission zones approved for 2026-2030, including Kuta, Ubud, Sanur and Nusa Dua
- Benoa cruise pier extended from 350 to 500 m; 76 liners expected in 2026
Issue 4 · October 3, 2026
15.5 million passengers through Ngurah Rai, a new airline from Taipei, and a Rp 1.2 trillion port in Jembrana
- Ngurah Rai Airport: 15.5 million passengers in eight months, 65 routes
- August arrivals: 685,994 foreign tourists, up 0.46% year on year, with France overtaking India
- Starlux Airlines opens Taipei-Bali, five flights a week
- The Pengambengan fishing port breaks ground in Jembrana: at least Rp 1.2 trillion and about 25,000 jobs
Issue 3 · September 27, 2026
A tunnel under Canggu, a tram breaking ground, and property tax outpacing the rest
- The Gatsu Barat–Canggu tunnel: 2.4 km underground, budgeted at Rp 3.5 trillion
- The airport–Canggu tram breaks ground in 2027, a 13.1 km line built in two phases
- Bali's 8-month revenue hit Rp 13 trillion, up 8.21% year on year, with property-transaction tax up 26.1%
- July arrivals rose 15%, and the villa market enters a new cycle
Issue 2 · September 20, 2026
Infrastructure week: the airport, the roads and the parking lots
- AirNav and Boeing are modeling how to raise Ngurah Rai's capacity without a second taxiway
- Badung is putting Rp 4.8 trillion into construction and land purchases for parking
- Bali's fishing port moves to Jembrana, freeing Benoa for cruise ships and yachts
- Melbourne–Denpasar gets four flights a week starting October 19
Issue 1 · September 13, 2026
Bali's economy outpaces Indonesia, and more flights head to the island
- Bali's economy grew 5.78% in the second quarter
- 706,796 foreign visitors arrived in August, with Australia in first place
- New routes: Taipei from 1 October, direct flights to Phuket, Europe through a single hub
- Tourism in Indonesia drew Rp 73.56 trillion of investment in 2025, 75% of it into hotels and restaurants
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Straight answers
Questions about our reports
Where does the data come from?
Nightly rates, occupancy and trends by area come from average revenue per listing (AirROI, trailing 12 months). The share of listings in agricultural and protected zones, and median prices, come from public for-sale listings. Property details come from developer price lists and presentations. Every model is a Rise Real Bali estimate, not an income guarantee.
Why are yields in your reports lower than in developer presentations?
Developers show gross yield. We show both figures: income before costs and what stays in your account after them, under three occupancy scenarios.
Can you model a specific property for me?
Yes, for free and before any deposit. Send a link or the project name on WhatsApp. We'll run it through the same model as our reports and point out which documents are missing.
