How much do properties with rice-field views cost?
The 15 properties range from Rp 1.88 bn to Rp 13.63 bn. These are asking prices in the Rise Real Bali catalog.
Nine villas range from Rp 3.19 bn to Rp 13.63 bn. The sample also contains three studios and three townhouses.
Canggu has 7 properties, while Cemagi and Tabanan have two each. Seseh, Ubud, Umalas, and Babakan have one each.
Different formats and areas sit within one sample. The price range shows that spread, not a premium for the view.
| Area | Properties | Sample composition |
|---|---|---|
| Canggu | 7 | 5 villas, 1 studio, 1 townhouse |
| Cemagi | 2 | 2 studios |
| Tabanan | 2 | 1 villa, 1 townhouse |
| Seseh | 1 | 1 villa |
| Ubud | 1 | 1 villa |
| Umalas | 1 | 1 villa |
| Babakan | 1 | 1 townhouse |
Source: Rise Real Bali, Airtable Units, snapshot of 24 October 2026 plus one record dated 28 October 2026; view contains Rice
Why is there no median or view premium?
A villa median requires at least 10 observations, and this sample has 9. An average across 15 mixed properties would also mislead.
Properties without a view mark cannot provide a useful comparison. An empty view field does not mean the view is absent.
A sound comparison needs the same area and format, plus similar property characteristics. Airtable Units contains no such matched pairs.
The ocean-view price research uses another method. Its figures do not apply to rice fields.
Source: Rise Real Bali, Airtable Units; median methodology requiring n ≥ 10
Want the numbers for your budget?
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What do the laws say about converting rice fields?
Article 44 of Law UU 41/2009 prohibits converting LP2B land to another use. LP2B means protected sustainable agricultural land.
Exceptions cover public needs. UU 6/2023 adds national strategic projects to them.
Provincial Governor Instruction No. 5/2025 prohibits converting agricultural land, including LP2B and LBS, to another use.
Perpres 4/2026 covers control of rice-field conversion. Each neighboring plot still needs its own status check.
| Instrument | What it establishes | Source |
|---|---|---|
| UU 41/2009, Article 44 | LP2B conversion ban, with public-needs exceptions | legislative text |
| UU 6/2023 | adds national strategic projects to the exceptions | legislative text |
| Provincial Governor Instruction No. 5/2025 | conversion ban for agricultural land, including LP2B and LBS | provincial agriculture office, 5 December 2025 |
| Perpres 4/2026 | control of rice-field conversion | BPK publication, 5 February 2026 |
Source: UU 41/2009; UU 6/2023; Provincial Governor Instruction No. 5/2025; Perpres 4/2026
How has Bali's rice-field area changed?
BPN records 70,996 hectares of rice fields in 2019. By 2024, the figure was 64,474 hectares.
The difference is 6,522 hectares: 70,996 minus 64,474. This records past change rather than predicting more.
Island-wide figures say nothing about your window view. The nearest plots and their legal status matter more.
Source: Bali land office BPN via tarubali, 22 January 2026; difference calculated from the figures
How do you check whether the field can be built over?
Start with neighboring plot coordinates and their RDTR zones. A green zone or LP2B improves the chance of preservation, but guarantees nothing.
A neighboring field in a yellow zone may be developed. The view you see today does not secure the future one.
LBS status needs a separate request, and road distance needs measuring. Neighboring land records carry more weight than presentation claims.
The RDTR guide and due diligence checklist explain the process. For local context, see the northern Ubud and Kaba-Kaba research.
Source: Rise Real Bali research notes, section 60; Rise Real Bali methodology
How can a foreign buyer purchase a field-view property?
You can use leasehold or freehold through your own PT PMA company (HGB title, 30+20+30 years). Hak Milik is reserved for Indonesian citizens.
Pay a deposit only after checking RDTR zoning, the certificate, legal access, and water. Protecting the view also requires neighboring plot checks.
An independent PPAT notary and lawyer should review the transaction. Current villas for sale show the available formats.
Source: Rise Real Bali purchase methodology; Rise Real Bali research notes, section 60
What this means for buyers
- The catalog has 15 rice-field-view properties, including 9 villas.
- Prices span Rp 1.88–13.63 bn; nine villas are too few for a median.
- LP2B and LBS require separate checks on each neighboring plot.
- Bali's rice-field area declined by 6,522 hectares from 2019 to 2024.
- A neighboring yellow zone does not automatically preserve the current view.
FAQ
Is a Rice label enough to confirm the view?
No. Confirm it by visiting the property and reviewing its materials. A catalog label cannot do that for you.
What should I compare between two villas with similar views?
Look at area, size, characteristics, and sale terms. The catalog's overall range does not measure a view premium.
Who checks LP2B and LBS status before a purchase?
An independent lawyer should do this before any deposit. The PPAT notary reviews the specific transaction documents.
Can I rely only on the property presentation?
No. A presentation does not confirm neighboring zones. Check plot coordinates against the official RDTR map.
When should I discuss a contract clause about the view?
Discuss it with an independent lawyer before any deposit. A clause cannot override zoning or neighboring owners' rights.
What if neighboring field documents are unavailable?
Missing documents do not prove the field is protected. An independent specialist should review available RDTR information and land status.
How should I use the price range when choosing a property?
It shows the spread across different formats and areas. Compare a specific villa with genuinely similar properties.
How we know this
Catalog source: Airtable Units, snapshot of 24 October 2026 plus one record dated 28 October 2026. Records with Rice in the view field are selected. Sold properties and Lombok, Sumba, and Sumbawa are excluded. The result is 15 properties, including 9 villas. Medians are withheld below 10 observations. Prices are asking prices, not completed sales. Rupiah values use Rise Real Bali's fixed conversion rate. The range does not measure a view premium. LP2B, LBS, and legal rules follow the sources. Each plot needs independent legal review. All prices are indicative, not an offer. Data in one table: /assets/reports/vid-na-risovye-polya-skolko-stoit.csv
- Rise Real Bali, Airtable Units, October 2026
- UU 41/2009 and UU 6/2023
- Bali provincial agriculture office, December 2025
- BPK, February 2026
- BPN Bali via tarubali, January 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.
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