How Much Does a Villa in Bali Cost? 2026 Price Data Across 1,980 Listings
The median asking price for a villa in Bali is $289k, and the range is vast. Here is what 1,980 sale listings across Bali actually show: villa cost by area, bedroom count, delivery status, and contract type, with a filterable Supply Explorer across all 46 tracked sub-areas. Data: June 2026.
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A villa in Bali costs between $120k and well over $2M depending on location, bedroom count, and whether you are buying freehold or leasehold title. The median asking price across 1,980 tracked listings is $289k. For a buyer targeting a 2-3BR leasehold in an active rental market, the realistic entry range is $200k-$450k.
1. Bali villa prices: the full picture
The database shows the Bali villa market is overwhelmingly leasehold: 86% of tracked listings (1,693 of 1,980) carry a leasehold title, with freehold at 14% (287 listings). Freehold supply is sparse enough that it commands a meaningful premium wherever it exists, as the area breakdowns below show.
On delivery status, the market is nearly split: 53% of listings are described as ready or completed stock (1,042 listings) and 47% are off-plan (938 listings). The high off-plan share reflects active developer activity across Canggu, Uluwatu, and Ubud. In every area except Seminyak, off-plan listings consistently ask less than ready stock. This is a structural discount that reflects execution risk, not a premium for early access.
Asking-price supply across active Bali villa markets. Database snapshot: June 10, 2026.
Off-plan stock is almost half the market. Off-plan listings ask less than ready in every tracked macro area.
Freehold title is rare. Where it exists it carries a 91–169% premium over comparable leasehold. Avg lease term: 26 years.
Large 4-6BR properties in Canggu, Uluwatu, and Mengwi routinely ask $650k-$1.5M, which is why the headline median understates what you will actually pay for a well-located 3BR. For a buyer targeting a 2-3BR leasehold in a high-footfall location, the realistic band is closer to $200k-$450k.
Supply is concentrated in two areas
Canggu accounts for 36% of tracked supply (710 listings) and Uluwatu for 30% (593). Together they hold two-thirds of the market. Mengwi adds 292 listings, and Seminyak, Tabanan, Ubud, and Jimbaran fill out the remainder.
Concentration matters because it shapes competitive dynamics. An investor entering Canggu faces the widest comp set and the most active price discovery. An investor entering Tabanan (76 listings) or Ubud (75) is working with a thinner, less liquid market where pricing is noisier and data signals are slower.
Ready and off-plan asking price comparison across the top 7 areas, plus total supply count by delivery status. Mengwi carries the highest median asking price despite a mid-range listing count.
Off-plan always costs less than ready
In every macro area tracked, off-plan listings ask less than their ready equivalents. The discount ranges from 34% (Tabanan) to 41% (Canggu and Uluwatu). This is not a buyer's premium for committing early. Buyers are paying for an unbuilt asset and taking on project risk, not simply gaining a timing advantage.
The practical implication: if you are comparing an off-plan quote against a ready villa, the asking-price gap should be large enough to compensate for construction timeline, counterparty risk, and the loss of rental income during the build period. In areas where the ready-to-off-plan discount is already 40%, there is often limited structural margin left for that compensation.
Uluwatu carries the highest building price per m² ($2,284) reflecting premium cliff-and-ocean build costs. Tabanan's large land plots (820 m²) drive its land price per m² down to $1,118, the lowest among macro areas.
2. Supply Explorer
The table below covers all 46 sub-areas in the database. Filter by macro area, bedroom count, delivery status, and contract type. Click any column header to sort. The heatmap above the table shows asking price by area relative to the filtered set. Red tiles are below the set median, green tiles are above.
Filter by location, bedroom count, delivery status, and contract type. Click a column header to sort the current view.
| Sub-area | Area | Listings | Avg price | Ready | Off-plan | OP delta | Leasehold | Freehold | Bldg m² | Land m² | Bldg /m² |
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3. Villa prices by area
The price of a villa in Bali varies significantly by location. Canggu is the largest market by volume (710 listings, median $291k) and the most liquid. Uluwatu has a lower median ($272k) but with 59% of supply off-plan, which changes the risk profile considerably. Mengwi is the most expensive corridor (median $326k), driven almost entirely by Pererenan. Tabanan is the outlier in land: 820m² plots at prices below the Canggu norm. Each area article has full sub-area tables, bedroom breakdowns, and off-plan vs ready charts.
Supply data covers asking prices only. To see what comparable properties in these areas actually earn in rental income - occupancy, ADR, RevPAR, and 36-month seasonal data - the ArthaBase area report gives a full rental performance picture by sub-area. It is the tool we built to answer the yield side of the question that this supply snapshot cannot.
4. Data notes
The rental performance side of any investment thesis - occupancy, ADR, revenue benchmarks - is separate from supply pricing and covered by the ArthaBase area report. Supply tells you what you will pay. Rental data tells you what you will earn. For a structured approach to combining both, see how to research a Bali villa investment.