Market research — Rise Real Bali

Is Bali Property a Good Investment? A 10-Year Model

Rise Real Bali — Fri, 25 Sep 2026 00:00:00 +0000

We took one ordinary leasehold villa in Canggu and ran it for ten years, from the deposit to the sale. The answer depends less on Bali than on three inputs you can check before you buy.

Bali received 6.95 million foreign visitors in 2025, the most it has ever recorded (BPS Bali). January to July 2026 ran 1.98% behind the same months of 2025, and July was the first month of the year slightly above its 2025 level. Demand isn't collapsing. It has leveled off near the record, and that's the backdrop for any purchase made this year.

Supply is the moving part. Over the year to September 2026, short-term listings in Pererenan grew 45.6% and revenue per listing fell 27.9% (AirROI). Canggu lost 23.1% and Ubud 19.3%. New villas are splitting the same guests, so an investment case built on last year's occupancy is already out of date.

Full version with tables and calculations on the Rise Real Bali website

Bali vs Phuket: Where Property Nets More

Rise Real Bali — Fri, 25 Sep 2026 00:00:00 +0000

Put the same budget into both islands and you come home with different products: a condo in Phuket, a pool villa in Bali. We compare them on price per meter, ownership, tax and the rent that actually reaches your account.

Take Rp 4 billion. In Canggu it pays for a two-bedroom leasehold villa and the pool in its garden. In Phuket it's roughly a 50 m² (≈ 540 sq ft) one-bedroom condo. New Phuket condos sold at a median of THB 144,000 per m² (C9 Hotelworks, May 2025), or about Rp 78 million at September 2026 exchange rates.

Our Bali catalog runs cheaper per meter: Rp 41.8 million per m² for the median villa and Rp 61.4 million for the median apartment. Quality doesn't explain the gap. Thailand sells foreigners mostly condos, because that's where they can own outright, and a condo tower carries its lobby, lifts and shared pool in the price.

Full version with tables and calculations on the Rise Real Bali website

Bali vs Dubai Property: Net Yield, Costs and Exit

Rise Real Bali — Fri, 25 Sep 2026 00:00:00 +0000

Dubai sells a permanent title in a tax-free market. Bali sells a higher cash yield on a lease that runs down. We put Rp 4 billion into each market and followed every rupiah through costs, tax and the running lease to what the owner actually keeps.

Dubai homes averaged AED 1,636 per sq ft in August 2026 (Cavendish Maxwell), about Rp 86 million per m² at September's exchange rate. ValuStrat's index came in lower, at AED 1,513, or Rp 79 million. The median villa in our Bali catalog asks Rp 41.8 million per m², while apartments sit at a median of Rp 61.4 million.

At that rate, Rp 4 billion is about AED 820,000. In Jumeirah Village Circle (JVC), one of Dubai's busiest rental districts, apartments asked AED 1,470 per sq ft in the first half of 2026 (Bayut), so the money buys a one-bedroom of roughly 52 m² (≈ 560 sq ft). In Canggu it buys a two-bedroom pool villa.

Full version with tables and calculations on the Rise Real Bali website

Bali Property Market Report 2026: Demand, Rents and Zoning

Rise Real Bali — Fri, 25 Sep 2026 00:00:00 +0000

Bali's visitor numbers have stopped growing, and revenue per rental listing fell 18–28% in the main villa areas over the past year. Prices held. What changed is how many properties compete for each guest, and which of them can legally take bookings.

Bali's 2025 count of 6,948,754 foreign visitors set a record. The first seven months of 2026 brought 3,900,965, which is 1.98% fewer than a year earlier. July edged ahead of July 2025 by 0.10%, the first monthly gain of the year.

That's a pause at the top, not a slump. Hotel Investment Advisory expects the full year to finish at 6.93 million, roughly where 2025 ended. The upshot for investors: visitor growth won't rescue a weak property anymore. Our tourism statistics report has the month-by-month and country detail.

Full version with tables and calculations on the Rise Real Bali website

Bali Tourism Statistics: Arrivals, Markets and the 2026 Plateau

Rise Real Bali — Fri, 25 Sep 2026 00:00:00 +0000

Bali counted 3,900,965 foreign visitors from January through July 2026, 1.98% fewer than a year earlier, after a record 2025. Demand has leveled off near the top. New hotel rooms keep opening anyway.

Bali added a million foreign visitors in two years. BPS Bali counted 5,273,258 direct arrivals in 2023, 6,333,360 in 2024 and 6,948,754 in 2025. Growth slowed from 20.1% to 9.72%, which is what a market nearing its ceiling looks like.

Arrivals by sea are a small line that moved fast: 41,169 in 2025 against 24,819 a year earlier, mostly cruise passengers. Almost everyone else lands at Ngurah Rai.

Full version with tables and calculations on the Rise Real Bali website

Business in Indonesia for Foreigners: Where They Invest Beyond Villas

Rise Real Bali — Fri, 25 Sep 2026 00:00:00 +0000

Foreign investors put Rp 900.9 trillion into Indonesia in 2025, and most of it went into factories and mines, not Bali. Private investors play a different game on the island: businesses that serve 6.95 million foreign visitors a year and the expats who stay.

Realized investment in Indonesia reached Rp 1,931.2 trillion in 2025, up 12.7% on 2024, according to the Ministry of Investment's January 2026 release. Foreign direct investment came to Rp 900.9 trillion, 46.6% of the total. Domestic investors put in Rp 1,030.3 trillion.

The mix flipped that year. In 2024 foreign money made up 52.5% of the Rp 1,714.2 trillion total. In 2025 it stayed flat while domestic investment grew by more than a quarter. The first half of 2026 brought Rp 1,010.6 trillion, 7.2% more than a year earlier, with foreign and domestic money roughly level.

Full version with tables and calculations on the Rise Real Bali website

How Much Does a Villa in Bali Cost? Prices by Area and Budget

Rise Real Bali — Thu, 24 Sep 2026 00:00:00 +0000

A two-bedroom pool villa in Bali usually lists between Rp 4.5 billion and Rp 6.6 billion, a three-bedroom between Rp 6.4 billion and Rp 12.2 billion. Bedroom count moves the price first, then the area, then the years left on the lease.

Bedrooms decide who rents the villa and how much land it sits on. Nothing moves the price more, and our catalog shows a clean step: the median one-bedroom villa asks Rp 3.23 billion, a two-bedroom Rp 5.27 billion and a three-bedroom Rp 9.06 billion.

The jump from two to three bedrooms is the steepest. Three-bedroom villas more often come with a full plot, a larger pool and a view, and the land is priced in. Apartments run on different logic. You pay more per square meter but far less per unit, because the unit is small and the pool and gym are shared.

Full version with tables and calculations on the Rise Real Bali website

Bali Land Prices by Area: Per-Are Rates and Trends

Rise Real Bali — Thu, 24 Sep 2026 00:00:00 +0000

An are (100 m²) of land in central Canggu costs about ten times what the same are costs in Tabanan. Two reviews of the Uluwatu market disagree by a factor of two. We put the per-are rates side by side and show where the sources split, and why.

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.

Full version with tables and calculations on the Rise Real Bali website

Cost to Build a Villa in Bali: Per-m² Rates and What Adds Up

Rise Real Bali — Thu, 24 Sep 2026 00:00:00 +0000

Indonesian contractors quote Rp 5.5–28 million per m² to build a villa, depending on the spec and on who's quoting. The per-meter rate is the smaller part of the story. The pool, the architect, permits, furniture and a slope can add half again.

Ask five builders for a price per square meter and you'll get five answers. One Indonesian contractor lists economy builds at Rp 5.5–7.5 million per m², mid-range at Rp 7.5–10 million and premium from Rp 10 million up. Another quotes Rp 9–12, 13–18 and 19–28 million for the same three tiers.

Western-run firms price in foreign currency. Converted, their tiers come to roughly Rp 15–19, 21–28 and 32–44 million per m². Nobody explains the two- to threefold gap. Overhead and project management account for some of it, imported fittings for more. The rest comes down to who the client is.

Full version with tables and calculations on the Rise Real Bali website