How much does a 4-bedroom villa cost?
The 4-bedroom median is Rp 13.06 bn. With 5-bedroom villas included, the sample median is Rp 13.54 bn.
The middle half of all 4–5 bedroom villas runs from Rp 10.56–18.68 bn. These are asking prices, not sales.
The most expensive villas in the sample cost more than Rp 35 bn and are large homes in Ungasan and Nuanu.
| Metric | Value | Base |
|---|---|---|
| Median, 4 bedrooms | Rp 13.06 bn | 44 villas |
| Median, 5 bedrooms | Rp 22.75 bn | 11 villas |
| Middle half of prices | Rp 10.56–18.68 bn | 55 villas |
| Median house size | 288.6 m² | 52 villas with data |
| Median plot | 429.75 m² | 34 villas with data |
Source: Rise Real Bali, Airtable Units, snapshot 24 October 2026; type = Villa, bedrooms = 4 or 5, sold units excluded
How much does each extra bedroom add?
A 2-bedroom villa has an island-wide median of Rp 5.04 bn. A 3-bedroom villa sits at Rp 7.81 bn.
The fourth bedroom lifts the median to Rp 13.06 bn. The plot and pool usually grow along with the house.
To weigh one large villa against two small ones, see one large villa or two small.
| Bedrooms | Villas | Median |
|---|---|---|
| 2 | 198 | Rp 5.04 bn |
| 3 | 125 | Rp 7.81 bn |
| 4 | 44 | Rp 13.06 bn |
| 5 | 11 | Rp 22.75 bn |
| All villas | 498 | Rp 5.31 bn |
Source: Rise Real Bali, Airtable Units, snapshot 24 October 2026; type = Villa; medians where n ≥ 10
Want the numbers for your budget?
Gusti Ayu will send the net yield math for your budget on WhatsApp.
Where are 4–5 bedroom villas for sale?
Pererenan and Ubud have the most, with 9 and 8 villas. Canggu, Uluwatu, and Nuanu follow.
Each area has fewer than ten villas, so we show price ranges instead of medians.
Family villas with 2–4 bedrooms are covered in Bali houses for sale.
| Area | Villas | Price range |
|---|---|---|
| Pererenan | 9 | Rp 12.35–32.74 bn |
| Ubud | 8 | Rp 8.67–17.70 bn |
| Canggu | 6 | Rp 5.66–17.70 bn |
| Uluwatu | 5 | Rp 10.25–13.54 bn |
| Nuanu | 5 | Rp 8.30–37.17 bn |
| Nusa Dua | 4 | Rp 8.12–25.91 bn |
Source: Rise Real Bali, Airtable Units, snapshot 24 October 2026; district; areas with the most villas
Completed villa or new build?
15 villas are completed, with a median of Rp 15.04 bn. 13 are off-plan, with a median of Rp 11.86 bn.
10 villas are at the structure stage and 6 at finishing. 10 list no stage.
The gap between off-plan and completed reflects waiting time and build risk. Check the payment schedule in the contract.
Source: Rise Real Bali, Airtable Units, snapshot 24 October 2026; stage field
What should you confirm with the seller?
A private pool is listed for 19 of 55 villas. A blank field does not mean no.
Freehold is listed for 5 villas and leasehold for 32. Foreigners hold freehold through a PT PMA company with HGB title, 30+20+30 years.
Ask about the lease term, extension terms, car access, and the running costs of a large house.
We use only the site's yield canon. The base case is 10–12% a year before costs. After management and upkeep, which take 16–20% of revenue, about 10% remains, and about 8% for some properties.
Source: Rise Real Bali, Airtable Units, snapshot 24 October 2026; pool and freehold fields; Rise Real Bali yield methodology
How can a foreigner buy a 4-bedroom villa?
You can buy leasehold directly or hold freehold through your own PT PMA company (HGB title, 30+20+30 years). Hak Milik remains limited to Indonesian citizens.
Before paying a deposit, check the RDTR zoning, certificate, legal access, and water supply. With a new build, also review the PBG permit and the payment schedule in the contract.
Have an independent PPAT notary and lawyer review the deal before you sign. Current options are in the villa catalog.
Source: Rise Real Bali purchase methodology; independent specialists should review the legal structure
What this means for buyers
- A 4-bedroom villa has a median price of Rp 13.06 bn.
- Five bedrooms: median Rp 22.75 bn.
- The median house is 288.6 m² on a 429.75 m² plot.
- 15 villas in the sample are completed.
FAQ
How much is a 4-bedroom villa in Bali?
The median is Rp 13.06 bn across 44 villas.
And a 5-bedroom villa?
The median is Rp 22.75 bn across 11 villas.
How big is a typical 4-bedroom villa?
The median house is 288.6 m² and the median plot is 429.75 m².
Are there completed 4–5 bedroom villas?
Yes, 15 are completed, with a median of Rp 15.04 bn.
Where are most of these villas?
In Pererenan and Ubud.
Can I buy one as freehold?
Freehold is listed for 5 villas; foreigners hold it through a PT PMA.
How we know this
Source: Rise Real Bali, Airtable Units, snapshot 24 October 2026. Main sample: type = Villa, bedrooms = 4 or 5; comparison covers 2- and 3-bedroom villas and all villas island-wide; sold units and Lombok, Sumba, and Sumbawa are excluded. These are asking prices, not completed sales. Source prices are converted at the fixed site conversion rate of Rp 17,700 and rounded to Rp 0.01 bn. The middle half runs from the first to third quartile using the inclusive method. Medians require n ≥ 10; smaller groups show ranges. House size is listed for 52 villas and plot size for 34. Names of the 45 projects are replaced with P001 and subsequent codes. Prices are indicative, not an offer. Data in one table: /assets/reports/villa-4-spalni-na-bali-cena.csv
- Rise Real Bali, Airtable Units, snapshot 24 October 2026
- Fixed site conversion rate: Rp 17,700
By Dmitrii Rogov, Rise Real Bali.
Rise Real Bali is a real estate agency in Bali. We write from the deals we handle and from public data, and we name our sources.
This report is published under the CC BY 4.0 license. You may quote, republish and use the figures and text commercially if you credit "Rise Real Bali", name the license and link to this page. Photos and renderings are not covered by the license: their rights belong to the developers and other rights holders.
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