How to calculate the cost of a lease year
Divide the price by the lease length in years. See Bali leasehold terms in numbers.
Source: Rise Real Bali method
Which Bali area has the cheapest lease year?
Kerobokan is cheapest at Rp 69 mn; Pererenan is the most expensive at Rp 221 mn.
| Area | Unit types | Cost per year | Median price | Median lease |
|---|---|---|---|---|
| Kerobokan | 24 | Rp 69 mn | Rp 2.20 bn | 25 yrs |
| Uluwatu | 173 | Rp 99 mn | Rp 3.46 bn | 30 yrs |
| Nusa Dua | 97 | Rp 105 mn | Rp 2.99 bn | 30 yrs |
| Ungasan | 70 | Rp 110 mn | Rp 4.51 bn | 30 yrs |
| Sanur | 18 | Rp 121 mn | Rp 3.67 bn | 30 yrs |
| Pandawa | 18 | Rp 126 mn | Rp 3.78 bn | 30 yrs |
| Nuanu | 25 | Rp 136 mn | Rp 4.92 bn | 28 yrs |
| Ubud | 86 | Rp 139 mn | Rp 4.16 bn | 30 yrs |
| Canggu | 97 | Rp 142 mn | Rp 4.07 bn | 29 yrs |
| Seseh | 25 | Rp 148 mn | Rp 4.13 bn | 30 yrs |
| Umalas | 20 | Rp 213 mn | Rp 6.21 bn | 29.5 yrs |
| Pererenan | 29 | Rp 221 mn | Rp 6.85 bn | 30 yrs |
Source: Rise Real Bali project database (Airtable), price lists and developer decks, snapshot 22 October 2026; areas with 15+ unit types
Want the numbers for your budget?
Gusti Ayu will send the net yield math for your budget on WhatsApp.
Is a short lease cheaper?
Per year, not necessarily: leases of 25 years or less cost Rp 186 mn a year at the median; leases of 40 years or more cost Rp 74 mn. Compare within one format: the cheapest year is for studios, the most expensive for townhouses.
Source: Rise Real Bali project database (Airtable), price lists and developer decks, snapshot 22 October 2026
What this means for buyers
- One lease year costs Rp 125 mn at the median.
- Cheapest in Kerobokan, priciest in Pererenan.
- A sticker price without the lease term says little.
- Compare within one format.
- A short lease isn't always cheaper per year.
FAQ
What is the cost per lease year?
The price divided by the lease length in years.
How much is one lease year in Bali?
A median Rp 125 mn.
Where is the cheapest lease year in Bali?
In Kerobokan.
Where is it most expensive?
In Pererenan.
Is a 25-year lease better value?
Not necessarily per year.
Are extensions included?
No, only the base term from the price list.
How we know this
Source: Rise Real Bali project database (Airtable) built from developer price lists, availability charts and decks; snapshot 22 October 2026. Sample: 750 unit types with price and lease; cost per year = price / base lease term, median. The sample includes 79 unit types marked sold and 34 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 716 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. Extensions not included; areas with 15+ unit types. 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/cena-goda-vladeniya-reyting.csv
- Rise Real Bali project database (Airtable), price lists and developer decks, snapshot 22 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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