321 of 1,111 unit types with a price (29%) cost Rp 2.65 bn or less. They sit in 128 of 396 projects.

73 cost Rp 1.77 bn or less, 123 sit between Rp 1.77 bn and Rp 2.21 bn, and 125 between Rp 2.21 bn and Rp 2.65 bn. The middle half runs from Rp 1.86 bn to Rp 2.39 bn. Island-wide figures are in <a href="/guides/bali-new-build-prices-2026/" data-xl>Bali new-build prices</a>.

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The median villa costs Rp 5.29 bn and the median apartment Rp 2.65 bn: the villa costs twice as much. Area detail is in <a href="/guides/bali-new-build-prices-2026/" data-xl>Bali new-build prices</a>.

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A view is stated for 128 of 1,111 unit types; 85 in 36 projects face the ocean. 54 of them are on Bukit: 34 in Ungasan and 20 in Uluwatu.

An empty field does not mean there is no view. The developer may simply not list it.

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Furnishing is stated for 212 of 1,111 unit types (19%). Developers use three labels: turnkey (99), fully furnished (81) and semi-furnished (32).

What turnkey includes varies by developer. Check the specification attached to the contract.

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A pool is stated for 445 of 1,111 unit types: 291 private, 150 shared, 4 none.

A private pool almost always means a villa (254 of 257). Apartments share one: 107 of 118.

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The median minimum price of a unit type in Canggu is Rp 4.41 bn. Half of all unit types sit between Rp 2.83 bn and Rp 6.88 bn.

23 of 131 unit types (18%) are priced under Rp 2.5 bn, mostly studios and one-bedroom apartments. Prices are the lowest list price per unit type, before notary, lawyer and furniture.

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The median minimum price of a unit type is Rp 3.86 bn. Half of all unit types sit between Rp 2.46 bn and Rp 5.66 bn.

77 of 278 unit types (28%) are priced under Rp 2.5 bn. 30 of them are in Bukit, where apartments and penthouses dominate. None of the 24 unit types in Pecatu is that cheap.

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The median minimum price of a unit type in Ubud is Rp 4.04 bn. Half of all unit types sit between Rp 2.65 bn and Rp 5.94 bn.

26 of 138 unit types (19%) are priced under Rp 2.5 bn. These are the lowest list prices per unit type, before notary, lawyer and furniture.

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The median minimum price of a unit type is Rp 5.15 bn. Half of all unit types sit between Rp 2.53 bn and Rp 9.73 bn, a wide range because large villas and compact studios share the sample.

16 of 67 unit types (24%) are priced under Rp 2.5 bn. 17 projects are in Pererenan and 12 in Seseh.

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The median minimum price of a unit type is Rp 3.19 bn. Half of all unit types sit between Rp 2.23 bn and Rp 5.77 bn.

47 of 137 unit types (34%) are priced under Rp 2.5 bn, mostly one-bedroom apartments. That is the lowest entry point of the five districts. 18 projects are in Nusa Dua and 12 in Sanur.

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The median across all new builds on the island is Rp 53.3 mn per square meter. Half of all unit types sit between Rp 41.0 mn and Rp 65.4 mn.

For scale: that is Rp 5.31 bn for a 100 m² villa, or about Rp 2.23 bn for a 42 m² apartment, the median size of a one-bedroom. These are minimum list prices per unit type.

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Hak Milik, full ownership of land, is reserved for Indonesian citizens. Most foreign buyers therefore buy a leasehold: the right to use a property for the term in the contract. See <a href="/guides/can-foreigners-buy-property-in-bali/" data-xl>can foreigners buy property in Bali</a>.

The term is stated for 254 projects in our database. The median is 29 years; 82% offer 30 years or less; 7% offer 50 or more. The single most common term is exactly 30 years.

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176 unit types in 57 projects in our database come with an advertised yield. The median is 14% a year; half sit between 11.4% and 16%. 46% of unit types advertise 15% or more, and only 3 advertise 20% or more.

Apartments advertise more than villas: 15% against 13.3%. Studios: 10%. These are seller figures; we show them as they are and model returns from <a href="/guides/bali-villa-occupancy-rates/" data-xl>rates and occupancy</a>.

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Every plot in Bali falls into a zone of the detailed spatial plan, the RDTR. The zone decides what the plot can be used for: living, a hotel, short-term rental. A short-term rental needs a license, and in a residential zone it is harder and sometimes impossible to get.

If you buy to rent out, check the zone before the deposit. See <a href="/guides/bali-zoning-rdtr/" data-xl>Bali zoning (RDTR)</a>.

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Developer payment plans are the norm: a foreigner rarely gets an Indonesian mortgage, so projects sell in stages. The down payment is stated for 136 projects. The median and the most common figure is 30% of the price (53 projects).

A quarter ask 50% or more, and 13 sell without a plan, 100% up front. The rest is usually paid in stages until handover. See <a href="/guides/buying-off-plan-villa-bali/" data-xl>buying off-plan in Bali</a>.

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Neither wins on every count. Seminyak is the mature, tidy one: restaurants, boutiques and beach clubs, a short drive to the airport, and almost no land left to build on. Canggu is the one with momentum: surf, coworking spaces, cafés and a long tail of new projects.

The two sit about ten minutes apart on the map. In evening traffic they can feel like different islands.

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Yes, from age 55, but only through a stay permit that carries a money test. Indonesia lists two. The E33F is a one-year permit that a licensed sponsor files for you. The E33E, called Silver Hair, runs up to five years and you apply on your own.

Neither lets you work for a local employer. Both count as a <a href="/glossary/#kitas">KITAS</a>, the limited stay permit. Our <a href="/guides/indonesia-long-stay-visas/">guide to long-stay visas</a> compares them with the remote-work and investor permits, so this page stays with the retiree.

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A villa manager runs the rental business for you. It lists the villa, sets nightly rates, answers guests, schedules cleaning and repairs, and sends you the net money. That's the core of every contract. Staff wages, utilities and repairs usually sit on top of the fee.

Scope varies more than the percentage does. Some companies sell marketing and pricing only and leave the staff to you. Others run everything, down to the pool and the garden. A September 2026 operator comparison notes that proposals often cover different services, so two quotes may not be comparable at all.

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It is a good place if you buy for tenants who stay a month or more, or for yourself. It is a poor fit if you want a surf-and-nightlife short-stay machine. Sanur sits on the east coast, inside Denpasar city, and the sea is closed off by a reef. There is no surf and no sunset.

What you get instead is a working town. Sidewalks run along many streets, and a seafront path of about 5 km follows the shore. Clinics, schools and supermarkets are close enough to reach on foot or by scooter. In a typical Sanur listing we see cafés, a pharmacy and a supermarket within 50 to 400 meters, and the beach path between 350 meters and 1.1 km away. The airport is roughly 20 to 30 minutes by car.

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It's a steady one, not a high one. On a Rp 4,000,000,000 Canggu villa let for a year at a time, we model about 8% gross and 5–6.5% <a href="/glossary/#net-yield">net</a> for a tax resident. A tenant who signs for twelve months usually pays the year up front, so the villa rarely sits empty.

Published figures run both higher and lower. Global Property Guide put the average <a href="/glossary/#gross-yield">gross yield</a> on Bali villas at 4.24% in the third quarter of 2026, using asking rents and list prices. Bali Villa Realty, an agency, quotes 7–11% net on monthly rentals in August 2026. Our model falls between the two. The gap comes from which villas get averaged and which costs get counted.

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A legal agency is a registered company with a business license (NIB) under the brokerage activity code, and its brokers hold a national competency certificate. Trade Regulation 33/2025 sets those rules. It took effect in early October 2025 and repealed the 2017 regulation that governed property brokers before it.

Two other changes matter. Under Government Regulation 28/2025, brokerage moved from low risk to medium-high risk, so a company needs a standard certificate on top of its NIB. And the 2025 edition of the <a href="/glossary/#kbli">KBLI activity code</a> list split the old brokerage code 68200 into four. Pure brokerage now sits under 68210.

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In a Bali apartment investment you buy a unit in a shared building, while a villa is a house on its own plot. Listings say "apartment" or "condo" for the first, and "condotel" when a hotel operator rents the unit for you.

The median apartment in our catalog costs Rp 2.51 bn for about 43 m². The median villa costs Rp 5.46 bn for about 142 m². Per square meter the apartment is dearer, Rp 60.6 mn against Rp 43.1 mn. Our <a href="/guides/how-much-does-a-villa-in-bali-cost/">villa price guide</a> covers villas.

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A townhouse for sale in Bali is a house in a row. Indonesia's housing law lists three forms of home: single house, row house (rumah deret) and apartment building. A row house is a set of homes whose sides join, each on its own plot.

Bali sellers use the word loosely. In our catalog it covers private-pool homes in a row beside a rice field. Others pair up around a party wall with a garden instead of a pool, circle a hotel-run pool, or form a house-style row inside an apartment complex. The land document and lease deed tell you what you're buying, not the brochure.

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Bali property valuation is triangulation. Nobody publishes recorded sale prices, so every number you see is an asking price, and a seller's opinion isn't a valuation. Appraisers rely on three approaches (market, income and cost), and each fails in a different place.

We'll run all three on one villa: two bedrooms and a pool in Canggu, 140 m² (≈ 1,507 sq ft) of living space on a 2-are plot (an are is 100 m²). It's furnished, finished this year, with 25 years of leasehold left and no extension. It asks Rp 5.4 billion. This is our illustration, not a listing.

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No rule we found makes you hire one. What the law does require is a PPAT deed to register a sale of land rights, and it requires notaries to stay non-partisan between the parties. Both officials serve the transaction, and neither is your advocate. The <a href="/guides/notary-ppat-bali/">notary and PPAT guide</a> shows what each one signs and charges.

Three situations make a lawyer close to essential. A <a href="/glossary/#hak-sewa">leasehold</a> is a contract, so the paper is the asset you're buying. A purchase through a <a href="/glossary/#pt-pma">PT PMA</a> sets up a company and a land right at once. And on an <a href="/guides/buying-off-plan-villa-bali/">off-plan villa</a>, you pay before there's anything to inspect.

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No. Indonesian law doesn't force a foreign owner to insure a villa, and nobody checks at purchase. The duty comes from contracts: a mortgage lender, a building's rules or a lease can each demand a policy. Foreign buyers rarely carry a bank loan (see <a href="/guides/bali-mortgage-for-foreigners/">mortgages for foreigners</a>), so the practical question is what your lease or management agreement says.

One rule does bind you. Law 40/2014 sends cover for assets in Indonesia to local insurers, unless none of them can write the risk. A policy from an overseas carrier is hard to enforce here, and lenders won't take it. Ask for the insurer's OJK license number before you pay, since the financial regulator publishes a register of licensed firms.

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Handover is the day you take possession of a finished villa and sign the acceptance record, the BAST in Indonesian. It answers one question: what condition is the building in? <a href="/glossary/#due-diligence">Due diligence</a> answers a different one, whether you can legally buy it, and it comes before you pay (our <a href="/guides/bali-property-due-diligence-checklist/">due diligence checklist</a> covers that side).

Both checks are needed, and neither replaces the other. A clean title says nothing about a leaking pool. Every villa is built by a specific crew on a specific plot, so each unit earns its own inspection, whoever the developer is.

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It means several people pay for one villa and split the nights, the income or both. We found no Indonesian statute written for that format. Lawyers assemble it from three ordinary tools: company shares, a land lease and a contract between the co-owners. The first question about any offer is therefore simple. What carries your name?

The answer sorts every offer into one of four models. The table shows what each puts on paper and where it can go wrong.

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It is Presidential Regulation 10/2021 on investment business fields, signed on February 2, 2021 and in force from March 4, 2021. It replaced the 2016 negative list, which restricted twenty activities. The logic flipped: a sector is open unless the regulation closes or conditions it.

Open sectors fall into four groups. Priority sectors get incentives. Some sectors belong to cooperatives and small businesses, or admit foreigners only as their partners. A further group carries special conditions. Everything else is open. The category counts differ between law-firm summaries (245 or 246 priority sectors), so check the appendix for your own code.

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Fifteen meters above ground. Article 100(2) of Bali's provincial spatial plan, Regulation 2/2023 for 2023–2043, says building height is generally limited to 15 meters above the ground surface where the building stands. It applies to villas, apartments and hotels alike.

You'll still see older articles quote Article 95 of Perda 16/2009. That was the predecessor plan, and Perda 2/2023 replaced it. The number didn't change, but the article number did, so cite the current one in any contract. Our <a href="/guides/bali-zoning-rdtr/">zoning guide</a> shows where the limit sits among Bali's other caps.

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Yes. Under Law 24/1999, Indonesia keeps a free foreign-exchange regime: it asks for reporting, not caps. Neither of Bank Indonesia's 2026 changes limits how much you can send. They limit what you can send without explaining it (ASEAN Briefing; ExpatDen, 2026).

In practice your bank converts the rupiah into foreign currency first, then wires that. Two checks sit on the path: one on the conversion, one on the wire. Both thresholds were cut this summer.

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ROI has no single definition on Bali, and sellers pick the flattering one. Three numbers hide behind the label. <a href="/glossary/#net-yield">Net yield</a> is a year of the owner's income divided by the price. <a href="/glossary/#cash-on-cash">Cash-on-cash return</a> divides the same income by the cash you actually put in, which is more than the price once costs are added. Only the <a href="/glossary/#irr">internal rate of return (IRR)</a> counts the sale.

That last one matters most on a leasehold, because the asset shrinks every year. We quote IRR with a horizon. Our <a href="/guides/bali-villa-rental-yield/">rental yield guide</a> compares areas, and the <a href="/guides/is-bali-property-a-good-investment/">investment guide</a> tests three occupancy cases. This page takes one villa apart.

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Most are built the same way: a cast-in-place reinforced concrete frame, blockwork walls between the columns, and a roof of metal tile, concrete tile or a flat slab. Wood and bamboo mostly sit where you can see them, in doors, ceilings, terraces and pavilions. No register records materials building by building, so this describes practice, not statistics.

A villa isn't one material. The word on the render rarely tells you what carries the load. Start with the frame, because everything else can be repaired or swapped without touching the structure.

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Between 379 and 865 m² of house in our catalog, which works out at 63–108 m² per bedroom. That ratio is a quick test of the plan. A villa at 63 m² per bedroom has big rooms but few shared spaces, and one at 108 m² has room for a kitchen, lounges and staff areas.

Count bedrooms the way the building approval (<a href="/glossary/#pbg">PBG</a>) does. An advertisement that says "eight rooms" may count studies and staff quarters. The cards in our catalog list bedrooms only. Open the <a href="/properties/villa-6br-seminyak/">Seminyak</a>, <a href="/properties/villa-6br-uluwatu/">clifftop</a>, <a href="/properties/villa-7br-uluwatu/">Balangan</a> and <a href="/properties/villa-8br-uluwatu/">Nunggalan</a> villas to see the plans and photos.

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It depends on what the house must do. Uluwatu pays more per booked night and books more nights, so it leads on rental income. Canggu leads on resale, schools and errands within a ten-minute ride. Both are in Badung regency. By road they sit an hour or more apart in season.

Think of Canggu as a town and Uluwatu as a coastline. Canggu is a strip of beach villages. Uluwatu is a limestone plateau in Pecatu village, with clifftop villas and surf breaks reached by stairs. Our <a href="/areas/canggu/">Canggu</a> and <a href="/areas/uluwatu/">Uluwatu</a> pages list each area's rates and entry prices.

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Canggu wins on convenience and resale. Ubud wins on setting and on land prices. Villa prices and long-term rents barely differ, so the real choice is how you want to spend an ordinary Tuesday.

Canggu is a beach town in Badung regency. Cafés, gyms, coworking spaces and a school sit inside a ten-minute scooter ride. Ubud lies in Gianyar regency, in the middle of the island, about 210 meters above the sea and between two river gorges. Expect rice terraces, yoga studios and cooler nights. The nearest good beach is an hour or more away.

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North Bali is Buleleng regency, the whole northern coast and the hills behind it. It is Bali's largest regency by area, 1,322.68 km², and its most populous, with about 820,000 residents in BPS's 2025 projection. Lovina is a string of villages on a calm black-sand bay west of Singaraja, the regency capital.

Most people who say "North Bali" mean one of three places. They have little in common beyond the long drive from the south.

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Nusa Lembongan sits 12 km across the Badung Strait from Sanur. It belongs to Klungkung regency, not Badung, and falls under the Nusa Penida district. That matters, because the planning office, the permit rules and the local fees are Klungkung's, and they differ from Badung's.

The island covers about 8.7 km² and has roughly 5,000 residents in two villages, Jungutbatu in the north and Lembongan in the south. Surrounding waters hold at least 247 species of coral and 562 species of reef fish, which is why snorkelers and divers come. Our <a href="/areas/sanur/">Sanur area page</a> covers the mainland side of the crossing.

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Yes, but rarely, and the written record is short. The worst event came in November 1815, when an earthquake of magnitude 7.0 to 7.3 off the north coast set off landslides and a local tsunami of about 2 to 3 meters. Researchers put the death toll at 10,000 to 12,000, most of it from landslides.

Later waves were smaller. A minor tsunami in 1917 caused no damage on the southeast coast. The 1994 earthquake off East Java sent waves of up to 5 meters onto Bali's southwest coast, while East Java saw up to 14 meters. About 250 people died in that event.

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There is no single figure, because three official counts measure slightly different things. The September 2020 census found 4,317,404 people. The civil registry (Dukcapil) listed 4.34 million in mid-2024. The statistics agency BPS projects about 4.46 million for 2025.

A registry records where people are registered, which isn't always where they live. We use the census as the anchor, the registry as the low case and the projection as the high case.

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