Buying
What IDR 2, 3, 5 or 8 Billion Buys in Bali
How 913 priced Bali villas split across budget bands on 6 October 2026: the size, bedrooms, tenure and areas each budget reaches.
Updated 6 October 2026 · 3 min read
The market by budget band
Each band counts the priced homes for sale our partner agencies had live on 6 October 2026, with the typical (median) house in it. The “completed” column is how many you could actually move into; the rest are off-plan.
| Budget | Listings | Completed | Typical size | Typical bedrooms | Most common areas |
|---|---|---|---|---|---|
| Under IDR 2bn | 106 (12%) | 37 | 45 m² | 1 | Seseh, Ubud, Sanur, Uluwatu |
| IDR 2–3bn | 141 (15%) | 68 | 75 m² | 1–2 | Uluwatu, Canggu, Tabanan, Ubud |
| IDR 3–5bn | 285 (31%) | 166 | 126 m² | 2 | Uluwatu, Canggu, Tabanan, Ubud |
| IDR 5–8bn | 194 (21%) | 92 | 155 m² | 3 | Uluwatu, Canggu, Ubud, Tabanan |
| IDR 8–15bn | 117 (13%) | 73 | 280 m² | 3 | Canggu, Uluwatu, Tabanan, Pererenan |
| Over IDR 15bn | 70 (8%) | 36 | 490 m² | 4 | Canggu, Tabanan, Uluwatu, Pererenan |
Under IDR 3 billion: small, new and leasehold
The bottom two bands are dominated by new 1-bedroom units: 142 of the 247 listings under IDR 3 billion were off-plan, and only 8 were freehold. This is where Seseh, Sanur and Ubud show up, because their projects build small. A completed 2-bedroom at this budget exists — Seminyak’s completed 2-bedroom median was IDR 2.31 billion — but it is usually older stock on a shorter lease.
IDR 3–8 billion: the family-villa middle
More than half of all priced listings sat between IDR 3 and 8 billion. This band buys a completed 2- or 3-bedroom villa with a pool in most southern areas, and it is where leasehold length starts to matter most, because similar houses with 18 and 28 years left can sit at similar prices.
Above IDR 8 billion: freehold enters
Freehold was scarce below IDR 8 billion — 74 of 726 listings — and common above it: 73 of 187. Freehold here is for Indonesian citizens or a PT PMA holding Hak Guna Bangunan; a foreign individual buying in this band is still buying a leasehold or Hak Pakai. Hak Pakai on a house is reported to carry a minimum price of around IDR 5 billion, so it only becomes an option from the middle bands up.
Common questions
Can you buy a villa in Bali for under IDR 2 billion?
Yes, but it is usually a new 1-bedroom leasehold of about 45 m². There were 106 priced listings under IDR 2 billion on 6 October 2026, 69 of them off-plan.
What does IDR 5 billion buy in Bali?
Around IDR 3–5 billion the typical listing was a 2-bedroom of about 126 m²; IDR 5–8 billion typically bought a 3-bedroom of about 155 m². Most were leasehold, in Uluwatu, Canggu, Tabanan or Ubud.
What is the average villa price in Bali?
The median asking price across 913 priced partner listings on 6 October 2026 was IDR 4.45 billion. Medians are used rather than averages because a few very large estates pull an average far above what a typical villa costs.
Is there a minimum price for foreigners buying in Bali?
For Hak Pakai on a house, a minimum of around IDR 5 billion is commonly reported under PP 18/2021. A leasehold has no minimum price, which is why most foreign purchases below that level are leaseholds.
What extra costs should I budget on top of the price?
BPHTB acquisition duty of up to 5% of the transaction value, less a regency threshold, plus notary fees, legal due diligence and, for a new build, any VAT not included in the price.
Counts and medians over 913 priced homes for sale listed by Baliestate’s partner agencies as extracted on 6 October 2026. Asking prices, not transaction prices, and not the whole market.