By Rissa Prima, Digital Marketing Manager, Cabo Bali | Updated 27 October 2026 | 10 min read
Asking prices tell you what a villa costs. They don’t tell you what it earns. This guide puts 2026 Bali villa prices by area and bedroom count next to the real rental income of villas we manage, so you can judge a price by its return.
USD figures are approximate, converted at about IDR 16,400 per USD. Property in Indonesia is priced and settled in Rupiah.
The short answer
In 2026 a leasehold villa in Bali’s main rental areas lists at about USD 160,000 to 300,000 (IDR 2.6 to 4.9 billion) for one or two bedrooms, and USD 367,000 to 461,000 for three. Freehold costs roughly 40% more. In Uluwatu, a 1-bed bought for USD 200,000 to 250,000 grossed USD 51,474 last year under Cabo Bali management.
Quick answer
- 1-bed leasehold: median asking USD 160,000 (Canggu) to USD 217,000 (Ubud), about IDR 2.6 to 3.6 billion
- 2-bed leasehold: USD 230,000 (Seminyak) to USD 300,000 (Bingin), about IDR 3.8 to 4.9 billion
- 3-bed: USD 367,000 to 461,000 leasehold; USD 430,000 to 548,000 freehold
- Building: IDR 8 to 20 million per m² for construction alone, up to IDR 30 million for luxury
- On top of the price: notary 0.5 to 1%, BPHTB up to 5% on a title transfer, VAT 11% on many new builds, furnishing IDR 80 to 300 million
- What it earns: our 1-bed villas in Uluwatu returned 12 to 15.5% net; our 2-bed in Bingin 11.3 to 13.3% net
How much does a villa cost in each area of Bali?
A two-bedroom leasehold villa in Bali has a median asking price of USD 230,000 to 300,000 in 2026, with Bingin the most expensive and Seminyak and Pererenan the cheapest. The figures below are median asking prices for leaseholds of 25 years or more, from a March 2026 analysis of more than 16,000 Bali villa listings. They are asking prices, not sale prices, and good villas still trade at a discount to list after negotiation.
Median leasehold asking price by area and bedrooms, 2026
| Area | 1-bed | 2-bed | 3-bed |
|---|---|---|---|
| Uluwatu | $188K (IDR 3.1bn) | $268K (IDR 4.4bn) | $367K (IDR 6.0bn) |
| Bingin | $208K (IDR 3.4bn) | $300K (IDR 4.9bn) | $461K (IDR 7.6bn) |
| Canggu | $160K (IDR 2.6bn) | $250K (IDR 4.1bn) | $381K (IDR 6.2bn) |
| Pererenan | $161K (IDR 2.6bn) | $234K (IDR 3.8bn) | $389K (IDR 6.4bn) |
| Ubud | $217K (IDR 3.6bn) | $270K (IDR 4.4bn) | $400K (IDR 6.6bn) |
| Seminyak | $185K (IDR 3.0bn) | $230K (IDR 3.8bn) | $383K (IDR 6.3bn) |
Two things in that table matter more than the headline numbers. First, Canggu and Pererenan are the cheapest place to buy a one-bedroom, because supply there is deep: thousands of near-identical villas compete for the same guests. Second, Bingin carries the highest price at every size. Buyers pay for scarcity, and as the earnings section below shows, that premium can pay its way.
How much more does freehold cost than leasehold?
Freehold villas in Bali cost roughly 40% more than leaseholds: the median freehold villa asked USD 430,000 in the same March 2026 data, against USD 300,000 for a leasehold of 25 years or more. Foreigners cannot hold freehold (Hak Milik) title directly; they reach it through a PT PMA company holding HGB title, which adds company set-up cost. The full legal routes are in our guide to buying property in Bali as a foreigner and leasehold vs freehold in Bali.
Leasehold vs freehold median asking price, 2026
| Area | 3-bed leasehold | 3-bed freehold | Freehold premium |
|---|---|---|---|
| Uluwatu | $367K | $446K | +22% |
| Canggu | $381K | $430K | +13% |
| Seminyak | $383K | $548K | +43% |
| All Bali (all sizes) | $300K | $430K | +43% |
The land gap is wider still. One 2026 land guide cites a Canggu plot leasing for USD 80,000 to 120,000 over 25 years that would cost USD 300,000 to 500,000 or more freehold. That is why most foreign buyers take a lease.
Pro tip for buyers. A leasehold is a wasting asset. A 25-year lease with 18 years left is not worth the same as a fresh one, so compare villas on price per remaining year, and get the extension terms written into the original deed before you sign.
How much does it cost to build a villa in Bali?
Building a villa in Bali costs about IDR 8 to 20 million per square metre in 2026 for construction alone, roughly USD 490 to 1,220. Published contractor guides from February to May 2026 put entry-level builds at IDR 8 to 12 million per m², mid-range at IDR 12 to 18 million, design-standard at IDR 18 to 20 million or more, and full luxury (marble, hardwood) near IDR 30 million.
What a self-build costs, before land
| Item | Typical 2026 cost | USD (approx.) |
|---|---|---|
| Construction, mid-range | IDR 12–18m per m² | $730–1,100 per m² |
| 150 m² two-bed, build only | IDR 1.8–2.7bn | $110–165K |
| Plunge or lap pool | IDR 80–250m | $5–15K |
| Architect and design | 5–12% of build cost | varies |
| PBG and SLF permits, all-in | 4–6% of build contract | varies |
| Contingency | 10–15% of build cost | varies |
Add the land lease and a 150 m² two-bed self-build in a good area quickly lands close to the price of a finished villa, with 12 to 18 months of construction risk and no rent in the meantime. Building makes sense when you want a design the market does not offer. It rarely makes sense to save money.
What hidden costs come on top of the purchase price?
Expect to pay 2 to 8% on top of the agreed price, depending on title type and whether you buy new. These are the lines buyers most often leave out of their budget, as published under 2026 Indonesian rules:
| Cost | Who pays | Typical amount |
|---|---|---|
| Notary, PPAT and registration | Buyer | 0.5–1% of price |
| BPHTB acquisition tax (title transfer) | Buyer | Up to 5% after local allowance |
| Final income tax on sale (PPh) | Seller | 2.5% of gross price |
| VAT on new builds from a developer | Buyer | 11% (check if the price includes it) |
| Furnishing, rental-ready | Buyer | IDR 80m (1-bed) to 300m (3-bed) |
| Annual land and building tax (PBB) | Owner | Up to 0.5% of assessed value |
A leasehold has its own quirk: the landowner owes a final tax on the lease value, and how that is split should be stated in the deed. Then there is running the villa. A two-bed typically costs IDR 30 to 55 million a month to operate, covered in the real monthly cost of owning a Bali villa, and rental income is taxed separately, as set out in Bali rental income tax.
This is not legal or tax advice. Rates change and depend on your structure; confirm them with a licensed notary and tax adviser.
How much does a Bali villa earn compared to what it costs?
A one-bedroom villa bought in Uluwatu for USD 200,000 to 250,000 earned USD 51,474 in gross revenue in the 12 months to August 2026, or 21 to 26% of its price. That is the Cabo Bali Price-to-Income Benchmark: real purchase bands set against real owner reports from villas we manage, not projections.
Cabo Bali Price-to-Income Benchmark, 2026
| Villa we manage | Purchase price | Gross per year | Owner keeps (net yield) |
|---|---|---|---|
| 1-bed, Uluwatu (4 villas, Sep 2025–Aug 2026) | $200–250K | $51,474 at 90% occupancy | ~$30,900 (12–15.5%) |
| 2-bed, Bingin (Jan 2025–Aug 2026) | $280–330K | ~$71,800 at 92% occupancy | ~$37,400 (11.3–13.3%) |
Owner profit is after OTA commission, our management fee and every running cost, before the owner’s own tax. Both purchase bands sit right on the market medians above: USD 188,000 to 208,000 for a 1-bed in Uluwatu and Bingin, and USD 268,000 to 300,000 for a 2-bed. At those numbers, a 1-bed pays back its price in about six and a half to eight years and a 2-bed in about seven and a half to nine.
The full month-by-month data is published in what a 1-bed villa in Uluwatu actually earns and what a 2-bed villa in Bingin actually earns.
What do most Bali price guides get wrong?
Most price guides stop at the purchase. They list cost per square metre and asking prices by area, then leave the buyer to guess the income. That is the wrong way round. A cheaper villa in an oversupplied area can be the worse buy if it fills at 60% and a lower rate, and the Bali market average occupancy is only 55 to 65%.
Our view: in 2026 the best value sits in Uluwatu and Bingin one- and two-bedroom villas, even though they cost more than Canggu. Our villas there run at 90 to 92% occupancy against that 55 to 65% market average. The bear case is real too. We have no comparable data of our own for Ubud or Seminyak, a three-bedroom fills fewer nights than a one-bed, and these returns depend on active pricing and direct bookings. A villa with average photos, fixed prices and one booking channel would not produce them.
Management cost is part of the price. Cabo Bali charges 13% of gross plus a fixed IDR 2.5 million a month for admin, with no lock-in; the full breakdown is in Bali villa management fees.
Key takeaways
- Median 2026 asking prices for a leasehold Bali villa run USD 160,000 to 217,000 for one bedroom and USD 230,000 to 300,000 for two, from a March 2026 analysis of 16,000+ listings.
- Freehold villas ask about 40% more than leaseholds: a USD 430,000 median against USD 300,000, and foreigners can only reach freehold through a PT PMA company.
- Construction alone costs IDR 8 to 20 million per m² in 2026, before land, pool, design, permits (4 to 6% of the build) and a 10 to 15% contingency.
- Four 1-bed villas Cabo Bali manages in Uluwatu, bought for USD 200,000 to 250,000, grossed USD 51,474 each in the year to August 2026 and returned 12 to 15.5% net.
- Judge a Bali villa price by what it earns: the cheapest area is not the best buy if occupancy sits at the 55 to 65% market average.
FAQ
How much does a villa in Bali cost in 2026?
Median asking prices for leasehold villas run about USD 160,000 to 217,000 for one bedroom, USD 230,000 to 300,000 for two bedrooms and USD 367,000 to 461,000 for three bedrooms, depending on area. Freehold three-bedroom villas list at roughly USD 430,000 to 548,000. Figures are asking prices from a March 2026 analysis of more than 16,000 Bali listings.
Is leasehold or freehold cheaper in Bali?
Leasehold is cheaper to enter. Across the same listing data, the median leasehold villa asked USD 300,000 and the median freehold villa USD 430,000, about 43% more. A leasehold runs down as the years pass, so compare price per remaining year, not just the headline figure.
How much does it cost to build a villa in Bali per square metre?
Construction alone runs about IDR 8 to 12 million per square metre at entry level, IDR 12 to 18 million mid-range and IDR 18 to 20 million or more at design standard, with full luxury builds reaching IDR 30 million. Pool, furnishing, permits, design fees and a 10 to 15% contingency come on top.
What extra costs come on top of the purchase price?
Budget for notary and PPAT fees of about 0.5 to 1%, acquisition tax (BPHTB) of up to 5% on a title transfer, 11% VAT on many new builds bought from a developer, and furnishing of roughly IDR 80 to 300 million. On a self-build, PBG and SLF permits typically cost 4 to 6% of the build contract.
How much does a USD 200,000 to 250,000 villa in Bali earn?
Four one-bedroom villas managed by Cabo Bali in Uluwatu, bought in that price band, grossed an average of USD 51,474 each from September 2025 to August 2026 at 90% occupancy. The owner kept about USD 30,900 per villa, a 12 to 15.5% net yield.
Which area of Bali gives the best value for money?
On Cabo Bali's own numbers, Uluwatu and Bingin. Their one- and two-bedroom villas cost more than Canggu or Pererenan, but the villas we manage there earned 22 to 24% of their purchase price in gross revenue per year. Cheaper areas only win if the rate and occupancy hold up.
Is this financial or legal advice?
No. Cabo Bali is a villa management company. Prices here are asking prices and published guides, not valuations. Engage an independent notary, lawyer and tax adviser before you buy.
Bought, or about to buy?
If you already own a villa in Bali, or you are weighing one up, we will give you an honest forecast of what it should earn, based on the villas we manage nearby. No pitch, just the numbers.
See how Cabo Bali manages villas →
About the author. Rissa Prima is Digital Marketing Manager at Cabo Bali, which manages boutique villas across Uluwatu, Bingin and Canggu. Rissa writes from the operator’s side of Bali villas: real numbers, real guest feedback, and lessons from the team running the portfolio day to day.
Related reading:
- How Much Can a Bali Villa Earn?
- The Real Monthly Cost of Owning a Bali Villa
- Leasehold vs Freehold in Bali
- How to Buy Property in Bali as a Foreigner
- How Much Does Bali Villa Management Cost?
Prices are 2026 asking-price medians and published contractor and tax guides, checked 5 October 2026. Earnings are actual owner results from villas Cabo Bali manages. Cabo Bali is a villa management company, not a legal, tax or financial adviser; this is not financial or legal advice.
