How Much Does a Villa in Mengwi or Tabanan Cost? The Emerging Corridor Priced
Mengwi has a median asking price of $326k, with Pererenan pulling the top end well above that. Tabanan's median is $352k, with land plots twice the size of Canggu. Together they cover 368 listings, a distinct market character, and a meaningful price gap between the two. Here is what the June 2026 data shows.
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Mengwi and Tabanan sit directly west of Canggu, and their villa markets have been reshaped by the overflow of development from the Canggu corridor. Mengwi in particular, specifically Pererenan, has become a premium destination in its own right, with asking prices that now exceed typical Canggu levels. Tabanan, further west, remains less developed but draws buyers seeking larger land plots at prices that the Canggu market can no longer offer.
1. How much does a villa in Mengwi cost?
The median asking price for a villa in Mengwi is $326k. Pererenan dominates the area and pulls the top end well above that, with premium boutique developments routinely asking $600k+. With 292 listings across 4 sub-areas, the Mengwi market is smaller but concentrated in value.
Pererenan (178 listings) dominates the Mengwi pool. It is where most of the premium development has concentrated. Cemagi and Seseh (the coastal sub-areas further north) represent smaller volumes at slightly lower prices. The Mengwi market is effectively a two-tier story: Pererenan at the top, and a smaller accessory market in adjacent zones.
| Sub-area | Listings | Avg price | Ready | Off-plan | Leasehold | Freehold | Bldg m² | Land m² |
|---|---|---|---|---|---|---|---|---|
| Pererenan | 178 | $568k | $681k | $427k | $524k | $1.1M | 265 | 380 |
| Cemagi | 55 | $363k | $451k | $290k | $332k | $649k | 226 | 322 |
| Seseh | 32 | $396k | $489k | $317k | $360k | $712k | 241 | 348 |
| Mengwi | 27 | $308k | $387k | $241k | $280k | $552k | 196 | 280 |
| Bedrooms | Listings | Avg price | Ready | Off-plan | Leasehold | Freehold | Bldg m² | Land m² |
|---|---|---|---|---|---|---|---|---|
| 1 BR | 34 | $213k | $244k | $189k | $197k | N/A | 96 | 140 |
| 2 BR | 91 | $344k | $412k | $282k | $316k | $613k | 178 | 254 |
| 3 BR | 101 | $524k | $640k | $418k | $484k | $924k | 277 | 396 |
| 4 BR | 46 | $896k | $1.1M | $698k | $822k | $1.6M | 378 | 538 |
| 5 BR | 20 | $1.2M | $1.6M | $892k | $1.1M | N/A | 468 | 672 |
2. How much does a villa in Tabanan cost?
The median asking price for a villa in Tabanan is $352k. The more distinctive characteristic that separates Tabanan from every other Bali area is land: typical plot size is 820m², more than double Canggu and nearly double Mengwi. For buyers who want a large-plot rural compound at a price still below the Canggu norm, Tabanan is the primary option.
Tabanan's supply is smaller and thinner than Mengwi, with 76 listings across 5 sub-areas, which means pricing is more volatile and individual listings can move the medians. It is not a market with deep liquidity. But for the right buyer profile (lower density, larger land, quieter setting), the value per square metre is meaningfully better than in the Canggu or Mengwi corridor.
| Sub-area | Listings | Avg price | Ready | Off-plan | Leasehold | Freehold | Bldg m² | Land m² |
|---|---|---|---|---|---|---|---|---|
| Kedungu | 26 | $488k | $617k | $349k | $448k | N/A | 326 | 878 |
| Yeh Gangga | 18 | $415k | $528k | $301k | $378k | N/A | 298 | 790 |
| Tabanan | 14 | $374k | $481k | $271k | $338k | $638k | 278 | 752 |
| Kerambitan | 11 | $338k | $428k | $255k | $308k | N/A | 254 | 706 |
| Antosari | 7 | $244k | $310k | $188k | $220k | N/A | 218 | 612 |
| Bedrooms | Listings | Avg price | Ready | Off-plan | Leasehold | Freehold | Bldg m² | Land m² |
|---|---|---|---|---|---|---|---|---|
| 2 BR | 18 | $291k | $362k | $226k | $264k | N/A | 176 | 538 |
| 3 BR | 28 | $380k | $469k | $298k | $346k | N/A | 298 | 848 |
| 4 BR | 19 | $561k | $691k | $438k | $511k | $1.0M | 382 | 1028 |
| 5 BR | 11 | $744k | $941k | $562k | $676k | N/A | 487 | 1286 |
3. Mengwi vs Tabanan: side-by-side
| Metric | Mengwi | Tabanan |
|---|---|---|
| Listings | 292 | 76 |
| Median asking price | $326k | $352k |
| Off-plan share | 38% | 29% |
| Leasehold share | 87% | 89% |
| Avg land plot | 390m² | 820m² |
Tabanan's median ($352k) is actually above Mengwi's ($326k), which reveals that Mengwi has more entry-level supply at the lower end. The land size differential is the defining feature of the comparison. Tabanan buyers are essentially accessing a different product type, larger rural compounds, not simply a cheaper version of Mengwi.
4. Rental context: what these areas actually earn
Neither Mengwi nor Tabanan has the STR comp depth that Canggu or Uluwatu offer. The rental markets are thinner and the comps less reliable. That said, Pererenan (under the Mengwi macro area) is increasingly benchmarked against the Canggu extended corridor and does have a growing short-term rental market.
The ArthaBase area report covers Pererenan as part of the extended Canggu comp set and provides occupancy, ADR, and RevPAR benchmarks relevant to Mengwi buyers. For Tabanan, the data is thinner - but the area report gives the closest available comparison set. For a structured approach to evaluating any Bali purchase, see how to research a Bali villa investment.
5. How do these areas compare to Canggu and Uluwatu?
Canggu ($291k median, 710 listings) has the deepest market and the most rental comp data. If liquidity and rental benchmarking are priorities, Canggu remains the default. Buyers in Pererenan are paying a proximity premium to Canggu. Uluwatu is structurally different again, dominated by off-plan (59%) and cliff-and-ocean products that don't directly compare to the corridor areas.
For the full Bali-wide supply picture across all areas, see the Bali villa price snapshot. For a broader read on whether the investment case stacks up at these price levels, see Is Bali still a good place to invest in 2026?