Does beach distance change the price?
We split unit types into five zones. Across all formats, price per m² peaks at 500 m – 1 km (Rp 63.2 mn) and falls beyond 2 km. The closest zone holds more studios and apartments, so compare per m² within one format.
| Zone | Unit types | Median price | Median per m² |
|---|---|---|---|
| up to 500 m | 230 | Rp 3.89 bn | Rp 54.2 mn |
| 500 m – 1 km | 195 | Rp 3.63 bn | Rp 63.2 mn |
| 1–2 km | 175 | Rp 3.54 bn | Rp 53.4 mn |
| 2–5 km | 59 | Rp 4.78 bn | Rp 45.4 mn |
| over 5 km | 111 | Rp 3.52 bn | Rp 46.0 mn |
Source: Rise Real Bali project database (Airtable), price lists and developer decks, snapshot 23 October 2026
Villas
Within 2 km, villas cost about Rp 46.9 mn per m². Beyond 2 km: Rp 40.1 mn, 14% less. A beach five minutes away by scooter adds little; an ocean view is a separate premium, see ocean view prices.
Source: Rise Real Bali project database (Airtable), price lists and developer decks, snapshot 23 October 2026
Want the numbers for your budget?
Gusti Ayu will send the net yield math for your budget on WhatsApp.
Apartments
Within 1 km: Rp 66.6 mn per m². At 1–2 km: Rp 56.2 mn, 16% less. Short-stay guests pay for walking distance. See Bali ocean view apartments.
Source: Rise Real Bali project database (Airtable), price lists and developer decks, snapshot 23 October 2026
How far is each area from the beach?
Cemagi projects sit closest to the water (297 m median); Ubud is the farthest (13.1 km).
| Area | Unit types | To the beach | Median per m² |
|---|---|---|---|
| Cemagi | 17 | 297 m | Rp 47.6 mn |
| Kedungu | 15 | 348 m | Rp 46.9 mn |
| Sanur | 16 | 381 m | Rp 54.1 mn |
| Seseh | 24 | 466 m | Rp 57.8 mn |
| Uluwatu | 200 | 569 m | Rp 61.6 mn |
| Pererenan | 15 | 605 m | Rp 61.1 mn |
| Ungasan | 76 | 639 m | Rp 47.4 mn |
| Nuanu | 40 | 934 m | Rp 70.9 mn |
| Nusa Dua | 82 | 1.0 km | Rp 58.7 mn |
| Canggu | 102 | 1.1 km | Rp 54.5 mn |
| Kerobokan | 23 | 2.2 km | Rp 49.1 mn |
| Ubud | 90 | 13.1 km | Rp 48.0 mn |
Source: Rise Real Bali project database (Airtable), price lists and developer decks, snapshot 23 October 2026; areas with 15+ unit types; Uluwatu includes Bukit, Pecatu and Bingin
What this means for buyers
- Villa per m² is flat within 2 km of the beach.
- Beyond 2 km villas are 14% cheaper per m².
- Apartments at 1–2 km are 16% cheaper than within 1 km.
- Cemagi and Kedungu sit closest to the water.
- Compare per m² within one format.
FAQ
Is a villa near the beach more expensive in Bali?
Not much within 2 km; beyond 2 km villas are 14% cheaper per m².
Is an apartment near the beach more expensive?
Yes, 1–2 km out costs 16% less per m².
Which area is closest to the beach?
Cemagi, 297 m median.
Where does the distance come from?
The project record in the Rise Real Bali database.
Beach or quiet for a rental?
For a short-stay apartment, closer to the beach; for a family villa, further is fine.
Does an ocean view count here?
No, this is distance only; see the ocean view study.
How we know this
Source: Rise Real Bali project database (Airtable) built from developer price lists, availability charts and decks; snapshot 23 October 2026. Sample: every unit type whose project has a beach distance in the database, 770 in 244 projects; one distance per project to the nearest beach. The sample includes 76 unit types marked sold and 32 blocked, as in the Bali-wide prices article. Prices are the minimum list price per unit type, in rupiah at Rp 17,700 per US dollar. Price per m² uses 747 unit types with price and floor area; outliers below Rp 8.9 mn and above Rp 266 mn per m² are excluded. Middle half = first to third quartile. Advertised yield is the developer's figure, not our estimate. Project names are replaced with numbers in the data table. Statistics for fewer than 10 unit types are not shown. Market statistics, not a valuation of any property. Data in one table: /assets/reports/pliazh-i-cena-po-rayonam.csv
- Rise Real Bali project database (Airtable), price lists and developer decks, snapshot 23 October 2026
- Rupiah conversion at the site reference rate (Rp 17,700 per US dollar)
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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