Properties

Bali villas and apartments from Rp 3.5 bn to Rp 9 bn

198 properties in the catalog fall in this range, from Rp 3.51 bn to Rp 8.98 bn, with a median of Rp 5.22 bn. Most are in Uluwatu (28), Ungasan (26) and Bingin (25). Two or three bedrooms, a plot of your own and a pool. At this budget a villa can earn rent for most of the year and still work as your home for a few weeks of it.

Prices are in Indonesian rupiah (IDR). Developer price lists are converted into rupiah at one fixed site-wide rate (17,700 IDR per unit of the price-list currency). The sale contract sets the final amount you pay. Income figures are Rise Real Bali estimates; market data comes from AirROI, trailing 12 months.

198 properties for sale

Guides

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How net income is calculated, what to check in the contract, and where the market is heading. Short reads with numbers.

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Straight answers

Buying at Rp 3.5–9 bn: common questions

What does Rp 3.5–9 bn buy?

Mostly villas with two or three bedrooms, a private pool and their own plot, in Uluwatu, Ungasan, Bingin, Canggu, Ubud and Nyanyi. A few large apartments fall in this range too.

Can I live in the villa and rent it out?

Yes, and plenty of owners at this level do both. Your own nights and blocked dates go into the management contract, so the manager can sell the rest of the calendar.

How does the yield compare with smaller units?

The percentage usually runs a little below compact apartments, while the money you take home is higher. Each listing shows net yield after management, upkeep and tax.

What ownership terms are typical here?

Most villas come on a 25–30 year leasehold with an extension option. Some projects offer longer terms, or a right to build (HGB) held through a foreign-owned company (PT PMA).