How much does Amed land cost by plot type?
Brighton groups Amed listings by location and view. Hills and inland plots sit at the bottom of the asking range.
Sellers ask more for beach proximity and convenient access. Brighton treats wide beachfront frontage as a separate category.
All figures in the table are per are. They are October 2026 asking prices, not completed transactions.
A September review put land at Rp 0.7–3.4 mn per m², based on estimates from Bali.Realestate and Magnum Estate.
The Munduk land guide provides a mountain comparison. The island-wide land guide adds broader context.
| Plot type | Price per are | Source |
|---|---|---|
| Hills and inland | Rp 25–75 mn | Brighton, October 2026 |
| Sea view | Rp 75–170 mn | Brighton, October 2026 |
| Tourism area with good access | Rp 120–275 mn | Brighton, October 2026 |
| Beach area | Rp 200–450 mn | Brighton, October 2026 |
| Wide beachfront frontage | From Rp 300 mn | Brighton, October 2026 |
Source: Brighton, October 2026; Bali.Realestate and Magnum Estate via the September 2026 Amed and Candidasa review; supplied dataset, lines 32–33 and 40
What does Rumah123's Amed median show?
Rumah123's median rose 20.8% over six months. The calculation draws on 258 listings across twelve months.
The portal calls it an asking-price median. The supplied data does not give the median in rupiah.
Individual listings reveal the spread within the sample. They do not support a new average.
A large view plot and a small beach plot come with different conditions. Compare tenure, access and RDTR zoning.
| Example | Price per are | Month |
|---|---|---|
| Beach-area plots | Rp 295–375 mn | October 2026 |
| View hill | Rp 175 mn | October 2026 |
| 1.5-hectare view plot | Rp 75 mn | October 2026 |
| 5,050 m² beach plot | Rp 650 mn | October 2026 |
Source: Rumah123, Amed, October 2026; supplied dataset, line 34
Want the numbers for your budget?
Gusti Ayu will send the net yield math for your budget on WhatsApp.
Why do Sidemen estimates differ so much?
Brighton's premium-view range reaches Rp 2 bn per are. It also covers regular plots and roadside lots.
Rumah123 collected earlier mass-market listings, with a range ending at Rp 355 mn per are.
The portal described its median as stable in May 2025. That description applies only to its own sample.
The sources cover different samples and dates. Brighton's premium views are not comparable with Rumah123's broader listing set.
Keep the estimates separate and assess the property's actual view, access and permitted use.
| Sample | Price per are | Source and date |
|---|---|---|
| Residential and agricultural plots | Rp 150–350 mn | Brighton, October 2026 |
| Roadside plots | Rp 400–800 mn | Brighton, October 2026 |
| Premium rice-field or mountain views | Rp 1–2 bn | Brighton, October 2026 |
| Mass-market listings, n = 50 | Rp 85–355 mn | Rumah123, May 2025 |
Source: Brighton, Tanah dijual di Sidemen, October 2026; Rumah123, Sidemen, May 2025; supplied dataset, lines 37–39
What do the leasehold and dated beach examples show?
Bali Home Immo lists two leasehold offers on the east coast. Each listing states its lease term.
The source does not say whether the price covers the full term. Without that detail, a yearly rate cannot be calculated.
Ask the seller to confirm the term, total payment and payment schedule. Review extension rights separately in the agreement.
Exotiq offers only a dated example from January 2024. A 2,776 m² Amed beach plot was listed as freehold at Rp 220 mn per are.
That single lot does not establish a current price level. It remains only a dated historical example.
| Plot | Price per are | Condition |
|---|---|---|
| Cucukan Beach, 8 ares | About Rp 810 mn | Leasehold, term in listing |
| Coastal tract, 54.7 ares | About Rp 420 mn | Leasehold, term in listing |
Source: Bali Home Immo, east coast, October 2026; Exotiq, January 2024; supplied dataset, lines 35–36
What does the Karangasem and Amed catalog show?
The eastern catalog contains 13 units: six villas, five apartments and two Joglo properties. Sold units are excluded.
The median property price across those 13 units is Rp 4.425 bn. It covers a mixed set of properties, not vacant land.
Because the set includes apartments, not every price includes a house and land. Do not compare this median directly with land-only ranges.
Browse current villas for sale and review plot sizing for a villa.
| Metric | Value | n |
|---|---|---|
| Villas | 6 units | 6 |
| Apartments | 5 units | 5 |
| Joglo properties | 2 units | 2 |
| Median property price | Rp 4.425 bn | 13 |
Source: Rise Real Bali, Airtable Units, snapshot 24 October 2026; supplied dataset, line 41
How can a foreigner buy land in East Bali?
As a foreigner, 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.
Before paying a deposit, check RDTR zoning, the certificate, legal access and water. The physical boundaries should match the documents.
Have an independent PPAT notary and lawyer examine the specific transaction and lease terms.
The RDTR zoning guide explains the planning checks in more detail.
Source: Rise Real Bali purchase methodology; supplied dataset, lines 1–5
What this means for buyers
- Asking prices for inland Amed land are Rp 25–75 mn per are.
- Asking prices for Amed beach-area land are Rp 200–450 mn per are.
- Sidemen requires both benchmarks: Brighton and Rumah123 use different samples and dates.
- Do not annualize Bali Home Immo's leasehold prices without clarifying the seller's terms.
- The median for the 13-property Karangasem and Amed catalog, including apartments, is Rp 4.425 bn.
FAQ
What if a plot size is stated in hectares?
Convert hectares to square meters, then divide by 100 to get ares.
How can you verify an advertised sea view?
Request the plot's coordinates and inspect it in person. A neighboring lot's view proves nothing about yours.
What does a tourism area label in a listing mean?
It is the seller's description, not RDTR confirmation. Verify the official zone by coordinates before a deposit.
Can the overall median help choose a property type?
No. The overall median hides differences between property types. Compare villas, apartments and Joglo properties separately.
Why is the dated example unsuitable as a negotiation benchmark?
The example dates from January 2024 and concerns another plot. Use comparable offers with clear dates for negotiations.
How should you prepare a plot viewing list?
Group lots by tenure and location. For each one, record its size, access, water and questions for the seller.
How we know this
All figures are asking prices from Brighton, Rumah123, Bali Home Immo, Exotiq, Bali.Realestate and Magnum Estate, not completed sales. The Exotiq listing is included only with its January 2024 date. Leasehold rates have not been annualized without the seller's terms. The Rise Real Bali catalog excludes sold units and properties in Lombok, Sumba and Sumbawa; its snapshot is dated 24 October 2026. Medians appear only when n >= 10. One are equals 100 m². All figures are indicative, not an offer. Data in one table: /assets/reports/zemlya-na-vostoke-bali.csv
- Brighton, Amed and Sidemen, October 2026
- Rumah123, Amed, October 2026
- Rumah123, Sidemen, May 2025
- Bali Home Immo, east coast, October 2026
- Exotiq, January 2024
- Bali.Realestate and Magnum Estate via the September 2026 Amed and Candidasa review
- Rise Real Bali, Airtable Units, October 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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