What does Indo-Terra's ten-year series show?
Land in premium areas gained 200–400% during 2014–2024. Indo-Terra puts average annual growth at 7–15%.
Bali property values rose about 51% from 2021 through 2024. That figure covers more than land.
In Ubud, land prices grew 5–8% annually during 2016–2019. They barely moved during 2020–2021.
Tampaksiring and other outlying areas gained 15–20% annually from 2022, according to Indo-Terra.
Source: Indo-Terra land market review, 14 January 2026
Where does Magnum Estate see faster growth?
Land across Bali gained 15–30% over two years. Comparable plots in strong micro-areas grew 7–15% annually.
Magnum calls Uluwatu the fastest-growing land market. Its review gives no numerical series for the area.
Average villa asking prices rose 50% over twelve months. Magnum links that jump to a change in the listings.
The villa figure does not apply to land because the sample changed. Different properties entered the average.
Source: Magnum Estate, Bali Property Prices 2026, 26 May 2026
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What do Canggu and Kedungu show?
Canggu's median rose 1.1% in one quarter. COCO describes the Canggu market as stabilized.
The Kedungu series tripled during 2023–2025. Its rate type remains unconfirmed.
Property Kedungu considers annual leasehold the likely basis. A direct comparison with freehold would mix different rights.
| Area | Growth | Period | Source |
|---|---|---|---|
| Premium areas | +200–400% | 2014–2024 | Indo-Terra, January 2026 |
| Ubud | +5–8% annually | 2016–2019 | Indo-Terra, January 2026 |
| Tampaksiring | +15–20% annually | from 2022 | Indo-Terra, January 2026 |
| Bali overall | +15–30% | two years | Magnum Estate, May 2026 |
| Canggu | +1.1% | Q4 2025 to Q1 2026 | COCO, March 2026 |
| Kedungu | 3× | 2023–2025 | Property Kedungu, September 2026; rate type unconfirmed |
Source: COCO Development Group, 12 March 2026; Property Kedungu, 11 September 2026
Why does the official index look different?
Bali's IHPR grew 1.08% year on year in Q3 2025, according to Bank Indonesia. Q2 growth was 0.67%.
The index tracks primary-market houses rather than resort-area land. It links growth to material and labor costs.
National IHPR rose 0.62% in Q1 2026 and 0.69% in Q2. Those figures cover the whole country.
IHPR provides an official market reference. It does not measure land asking prices.
Source: Bank Indonesia, IHPR, Q3 2025 and Q1–Q2 2026
Why do the growth figures differ?
Asking prices can change during negotiation. Indonesia has no public registry of land transactions.
COCO estimates possible negotiation at 5–15%. The plot and the owner's position determine the outcome.
Expensive new listings can lift an average even when older plot prices stay flat. Medians respond less to sample changes.
Sources also draw area boundaries and select listings differently. Their periods and methods need to stay separate.
The area studies cover Canggu, Bukit, and Kedungu.
Source: COCO Development Group, 12 March 2026; supplied land dataset
How can a foreigner buy land?
Foreigners use leasehold or freehold through their own PT PMA company (HGB title, 30+20+30 years). Hak Milik is reserved for Indonesian citizens.
A deposit should follow checks of RDTR zoning, the certificate, legal access, and water. The zoning guide gives the process.
An independent PPAT notary and lawyer should review the documents for the specific transaction.
Source: Rise Real Bali purchase methodology; supplied land dataset
What this means for buyers
- Premium areas gained 200–400% over ten years in Indo-Terra's series.
- Magnum estimates 15–30% island-wide land growth over two years.
- Canggu's median gained 1.1% in one quarter in COCO's sample.
- IHPR measures new houses rather than land.
- The listing series track asking prices, not confirmed transactions.
FAQ
Can growth percentages from different periods be compared?
Not directly. A useful comparison needs the same observation period and rate type.
What if an area has no numerical series?
A neighboring area's percentage will not fill the gap. Current listings with matching conditions give a better comparison.
Does land appreciation equal rental yield?
No. Plot appreciation and rental income are separate metrics. The dataset has no rental-yield calculation.
How should past growth inform plot selection?
A series describes its own sample. Plot selection also depends on zoning, documents, access, and water.
Does a weak quarterly median rule out negotiation?
No. The specific plot and the owner's position still determine the discount.
How do you build a comparable listing set?
Start with the same tenure, period, and RDTR zone. Access, terrain, and plot size should also be similar.
How we know this
Sources are limited to the series in section 2 of the supplied dataset and Bank Indonesia's official IHPR. Land prices and growth estimates from listings describe asking prices, not transactions. IHPR is an official index of primary-market house prices. Samples and area boundaries differ. The article makes no forecasts. Catalog medians are published only with at least 10 observations; none appear here. All prices are indicative, not an offer. Data in one table: /assets/reports/gde-rastyot-cena-zemli-na-bali.csv
- Indo-Terra, January 2026
- Magnum Estate, May 2026
- COCO Development Group, March 2026
- Property Kedungu, September 2026
- Bank Indonesia, IHPR, Q3 2025 and Q1–Q2 2026
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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