Bali land prices by area: per-are rates, leasehold rents and the trend

Bali land is priced by the are, which is 100 m² (≈ 1,076 sq ft). Almost every published number is an asking price, not a recorded sale. Keep that in mind for everything below.

The top of the market is Seminyak and Umalas, at Rp 1.5–3 billion per are and more. Central Canggu follows at Rp 1.2–2.5 billion, and an Indonesian review by Brighton puts Canggu and Pererenan at Rp 1.5–2.5 billion. The Bukit peninsula around Uluwatu runs Rp 0.5–1.5 billion, depending mostly on the view.

Inland and to the west, the numbers drop fast. Main roads in Denpasar ask Rp 500–900 million per are, its outskirts under Rp 400 million. Tabanan, Seseh, Cemagi and the north often sit below Rp 300 million.

Source: Magnum Estate, Bali Property Prices 2026, May 26 and June 3, 2026; Brighton, Harga Tanah 1 Are di Bali 2026, February 7, 2026. Asking prices, not recorded sales.

An area median hides more than it shows. In Ubud, land in the center asks Rp 1.5–2.5 billion per are. Pejeng and Sayan ask Rp 600–900 million, and Tampaksiring and Tegallalang Rp 250–500 million. That's up to a tenfold gap within one regency.

Listing portals show the same thing street by street. In September 2026, Canggu land plots on 99.co ranged from Rp 5.25 million to Rp 19 million per m². The cheap end sits on narrow lanes and farm edges, the top end within walking distance of the beach.

Source: Indo-Terra, ten-year Bali land market review, January 14, 2026; 99.co, Canggu land listings, September 2026

Most market reports skip this part. Take Uluwatu: one 2026 review gives Rp 5–8 million per m², another about Rp 14 million. In Ubud the split runs the other way, Rp 4–13 million per m² in one report and Rp 2–4 million in another.

The cause is the sample. One report counts developer lots in prime pockets, the other counts every plot on the listing portals. We don't average them. For a real plot, pull three to five nearby plots with similar road access and zoning. We threw out one widely shared table altogether: it quoted a per-are price that didn't match its own per-meter figure.

Source: Coco Development Group, May 26, 2026; OwnPropertyAbroad, May 9, 2026; Magnum Estate, May 26, 2026; converted to rupiah at the rate our site uses

Most of the market doesn't sell land at all. Propertia counted 81.8% of Bali listings as leasehold in March 2026, which fits the law: a foreigner can't hold freehold (Hak Milik), so the land lease is the product.

Ground rent in Canggu and Pererenan runs Rp 25–45 million per are per year (Brighton, February 2026), and some Pererenan plots now ask Rp 60 million. Five ares on a 25-year lease therefore come to about Rp 3–5.6 billion up front. Spread over the full term, leasehold land in Canggu works out to Rp 6–11 million per m², against Rp 3–5 million in Ubud (Balitecture, 2026).

Source: Propertia, analysis of 16,316 listings, March 2026 data; Brighton, February 7, 2026; 99.co listings, September 2026; Balitecture land price page, 2026

You'll see calculators that apply one discount to every leasehold. The market doesn't work that way. Propertia found the freehold premium on finished villas ranging from zero in Nusa Dua and 10% in Jimbaran to 76% in Uluwatu, and up to 82% in the villages next to it.

Remaining term shapes the price more than any coefficient. The median listed leasehold villa had 27 years left, 60% had 21–30 years, and only 4% had fewer than 15. Below about 20 years, prices fall faster and the villa gets harder to sell on. Our leasehold vs freehold guide works through the math on a real price.

Source: Propertia, March 2026 data

Over the last two years, Bali land gained roughly 15–30%, and strong micro-markets added 7–15% a year like for like (Magnum Estate, June 2026). Stretch the window and it looks steeper. Prime zones rose 200–400% over 2014–2024, including a post-pandemic jump of about 51% in 2021–2024 (Indo-Terra).

The growth has moved outward. The south coast hit a ceiling above Rp 2 billion per are, and buyers went to Ubud, Tabanan, Seseh and the Bukit. Ubud's outer villages gained 15–20% a year in 2022–2025, against 5–8% in 2016–2019. The recent pace in the core is gentler: 99.co listing prices in Canggu rose about 3% over the six months to September 2026.

Source: Magnum Estate, June 3, 2026; Indo-Terra, January 14, 2026; 99.co, September 2026

Two rules shape supply, and both are administrative. The first is a moratorium on new tourist-accommodation permits. It runs through directives to the regencies rather than one numbered act. One regulatory review maps it to six regencies, Tabanan, Jembrana, Buleleng, Bangli, Karangasem and Klungkung, with Badung, Gianyar and Denpasar outside. Other published accounts draw the lines differently. Projects permitted before it started and land already zoned for commerce are exempt, and ownership rights aren't touched.

The second is zoning. Propertia found 9.3% of Badung listings on farmland or protected land, rising above a quarter in Uluwatu and the villages around it, against 0.6% in Seminyak. Since February 2026, a provincial regulation (Perda 4/2026) has limited the conversion of productive farmland into villas. So part of the cheap supply on the Bukit is land you can't legally build a rental on. Our zoning guide shows how to check a plot.

Source: Bali Property Rules, moratorium overview, February 12, 2026; Propertia, March 2026 data; Perda Provinsi Bali 4/2026

Forecasts disagree, and the people who make them usually have something to sell. A cautious scenario set for 2027 gives +3–7% in premium corridors and flat prices in overheated segments as the base case, +8–12% as the upside and −3–5% as the downside (investlandbali). A more bullish review expects 10–18% a year in Canggu, Berawa, Pererenan and the Uluwatu corridor (Magnum Estate). No source forecasts the per-are price for 2027, and we won't invent one.

One number to hold onto: 38% of listed supply is still under construction, and 68% of apartments. That stock will reach the market over the next two years. If you're buying land to build, run the construction budget alongside the land price before you commit.

Source: investlandbali, July 1, 2025; Magnum Estate, June 3, 2026

To see what the land turns into, compare it with finished villas in what a villa costs, broken down by area. The catalog lists the vetted villas and apartments we sell. Found a plot or villa you like? Before you pay a deposit, we'll check its zoning and title at no cost to you.

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