Bali has no public register of sale prices, so almost every published figure is an asking price. The numbers below come from agency and consultancy surveys, and we name the source for each. They are useful as a guide, but they do not replace a valuation of a specific property.
USD 256–299k
median asking price of a Bali villa in 2026, according to an agency survey
USD 1,200–4,800/m²
price per square metre of new apartments, from Colliers’ January 2026 report
USD 600–2,000/m²
cost of building a villa according to contractors, depending on the finish
Villa prices by area
| Area | Median asking price | USD/m² |
|---|---|---|
| Seminyak | USD 401,570 | 3,126 |
| Canggu, Berawa | USD 355,000 | 2,579 |
| Ubud | USD 340,455 | 1,771 |
| Uluwatu, Bukit (3 bedrooms, ocean view) | USD 500,000–900,000 | – |
Location, plot size and the remaining lease term explain most of the gap. The west coast (Canggu, Pererenan, Seminyak) is in highest demand, ocean-view villas around Uluwatu are expensive, and Ubud is the quieter jungle segment. East Bali and the neighbouring islands, Lombok and Sumba, are cheaper, but rental demand there is lower too.
For reference, the entry prices of the projects we currently offer:
| Project | What you buy | Entry price |
|---|---|---|
| EM Villas, Pererenan | One-bedroom villa, lease of 30 + 30 years | USD 237,700 |
| The One, Nusa Dua | Apartment, lease of 25 + 15 years | USD 101,884 |
| Virgin Oasis, Candidasa | Registered share in a resort, until 2051 | USD 70,200 |
| Arya, Lombok · Sumba · Sumbawa | Leasehold villa in a managed resort | EUR 90,776 |
Apartments
According to Colliers’ January 2026 report, about 3,000 apartments were on the Bali market in 2025, half of them with one bedroom. Prices run from IDR 20 million to 80 million per square metre, roughly USD 1,200–4,800 at 16,600 rupiah to the dollar. The top of the range is Uluwatu, Seminyak and Ubud. Canggu is relatively cheaper because supply there is large and uniform. Developers usually ask for full payment or instalments over up to 24 months, with a deposit of 10–30%, most often 30%.
Land
| Area | Price per are (100 m²) | About, USD |
|---|---|---|
| Seminyak, Umalas | IDR 1.5–3.0+ billion | 90–180k+ |
| Central Canggu | IDR 1.2–2.5 billion | 72–150k |
| Uluwatu, Bukit | IDR 0.5–1.5 billion | 30–90k |
| Ubud | IDR 0.4–1.2 billion | 24–72k |
These are mostly prices for freehold plots (Hak Milik), which a foreigner cannot buy. As a foreigner you lease the land, and the lease price depends on the term and the extension terms. Land prices on Bali have risen quickly in recent years, and this shows up in the price of a second lease term.
Building costs, according to the contractors’ own figures, run at USD 600–800/m² for a simple finish, USD 900–1,300/m² for a premium finish and USD 1,400–2,000/m² for luxury. There is no independent cost survey for Bali, so treat these as contractors’ figures.
What a low asking price usually means
Searches for Bali villas under USD 50,000 are common. Before you compare such a listing with the ones above, check four things: how many years are left on the lease, whether the villa has, or can get, a rental licence in its zone, whether you are buying a whole villa or a share, and what the price includes. A low price is often explained by one of them.
How to compare two prices
Most mistakes come from comparing two villas as if they offered the same thing. A USD 250,000 villa with 25 years left on its lease costs USD 10,000 a year. A USD 300,000 villa with 50 years, if the extension price is fixed, costs USD 6,000 a year. The one that looks dearer is the cheaper one.
- Remaining lease term and the extension terms. A fixed price or an independent valuation, not the landowner’s free choice.
- What the price includes. VAT at 11%, notary and legal fees, furniture, handover ready to rent.
- Finished or off-plan. Off-plan is cheaper, and you carry the construction risk.
- Zone and rental licence. A villa without a licence is cheaper, but it cannot legally be let to tourists.
- Area. Plot size and built area separately, as listings often give only one.
Where prices are heading
VillaAudit’s February 2026 review counted about 4,800 residential transactions on Bali in 2025, 5% fewer than a year earlier. Over three years the median price of leasehold property fell by 5%, while freehold rose by 10%. Colliers expects moderate price growth in 2026, with Canggu and Uluwatu holding their prices best. A leasehold villa does not gain value by itself: as the lease runs down, it loses value unless the lease is extended.
The current EM Villas price list and availability are on the project page, and we can go through them on a short call.
This article is general information, not legal, tax or investment advice. Rules in Indonesia change, sometimes by administrative decision. Confirm your own position with a qualified adviser before you commit.