Townhouse 2BR in Canggu
Canggu · 2 bedrooms
Rp 4.716.464.393
Buying
How a Bali Villa Is Valued: Comparables, Income, Cost and When You Need a Licensed Appraiser
The three ways a Bali villa is valued, what each needs and where each misleads, why Bali valuations rest on asking prices, and when a bank, court or partner will want a report from a licensed KJPP appraiser.
Published 25 October 2026 · Updated 25 October 2026 · 5 min read
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The three methods
Indonesian appraisers use the same three approaches, set out in the Indonesian valuation standards (SPI). A careful valuation runs at least two of them and explains the difference.
| Method | What it asks | What it needs | Where it misleads in Bali |
|---|---|---|---|
| Comparables (market) | What do similar villas ask or sell for? | Enough listings matched on area, bedrooms, size, tenure and lease years | Asking prices, not sales; thin data outside the main areas |
| Income | What is the villa’s income worth? | Real rent or booking records, costs, the years of income left | Projected yields without records; ignoring the lease running out |
| Cost | What would it cost to build again, plus the land? | Build cost per m², land value, an allowance for age | Says nothing about whether anyone wants it there |
Property for sale in Canggu
See all 198 →- About the same as the median price of 20 similar leasehold 2-bd homes in Canggu (±30% size, lease 19.5–32.5 yrs): Rp 4.754.000.000.
Villa 4BR in Canggu
Canggu · 4 bedrooms
6% below the median price of 8 similar leasehold 4-bd homes in Canggu (±50% size, lease 16.5–27.5 yrs): Rp 8.692.000.000.Rp 8.163.111.449
Villa 2BR in Canggu
Berawa · 2 bedrooms
22% below the median price of 20 similar leasehold 2-bd villas in Canggu (±30% size, lease 19.5–32.5 yrs): Rp 4.844.500.000.Rp 3.791.311.762
Comparables: the method buyers use
Match on area, bedroom count, building size within about 30%, tenure and, for a leasehold, a similar number of years left; aim for eight comparables, and do not draw a conclusion from fewer than five. Divide each asking price by its building size, take the median, and multiply by the villa’s own size.
The range matters as much as the median. For 2-bedroom completed leaseholds in Canggu on 6 October 2026 the median was IDR 31.3 million per m² over 30 listings, but the 10th to 90th percentile ran from IDR 14.7 million to IDR 41.5 million. The guides on checking an asking price and on pricing a listing work through the method.
Income: what the villa earns, for as long as it can
An income valuation starts from the villa’s real net income, after management, platform fees, upkeep, empty nights and tax, and asks what a buyer would pay for that stream. Industry sources put the gap between quoted gross yield and net cash at 40–60%, so a valuation built on a brochure’s gross figure overstates the villa by a wide margin.
On a leasehold the stream ends with the lease. A 25-year lease uses up 4% of its term each year, and the leasehold valuation guide shows how the remaining years change the figure. Ask for twelve months of bookings or rent receipts; without them, an income valuation is a projection.
Cost: the floor and the sanity check
Building alone is reported at roughly IDR 6 million per m² for a basic finish to IDR 15–20 million or more for a premium one, before land, pool, landscaping and furniture. Completed villas asked a median IDR 30.4 million per m² on 6 October 2026, land, building and finish included.
The cost method is most useful as a check. A villa asking far more per m² than land plus a premium build needs a reason: location, a view, a long lease, a record of income. One asking less may be underpriced, or may have a problem the price is telling you about: permits, access, title or the lease.
When you need a licensed appraiser
A formal valuation report in Indonesia is the work of a public appraiser (Penilai Publik) licensed by the Ministry of Finance and practising from a public appraisal office (KJPP), under Minister of Finance Regulation 101/PMK.01/2014 as amended, most recently by 228/PMK.01/2019. Banks use KJPP reports for lending, and they are the usual basis for valuations in disputes, company accounts and some tax matters.
A buyer of one villa rarely needs one. A developer raising finance, a PT PMA putting a building on its balance sheet, or two parties disputing a value usually do. Ask the KJPP which methods it will use and what data it has; in Bali it will face the same shortage of sale prices as everyone else.
For agencies: valuations a seller can defend
Agencies are asked to value villas every week, usually by a seller with a number already in mind. A comparison with the asking prices of similar listings, stated with its range and its count, is a number a seller can check. On Baliestate every partner listing is shown against similar listings in its area and bedroom band, and the Gold plan’s pricing analysis applies the same comparison to an agency’s whole inventory.
Common questions
How do I get a villa valued in Bali?
For a purchase decision, compare the asking price with at least eight similar listings by price per m² and check the villa’s income records. For a bank, court or company, order a report from a licensed public appraiser (KJPP).
Are Bali villa valuations based on sold prices?
Rarely. Indonesia has no public register of sale prices, so most comparisons use asking prices of similar listings. A KJPP appraiser may have some transaction evidence, but still works with limited data in Bali.
What is a KJPP?
A Kantor Jasa Penilai Publik, a public appraisal office whose appraisers are licensed by Indonesia’s Ministry of Finance. Banks and courts rely on their valuation reports.
Looking for a home in Bali?
Tell the Baliestate assistant your budget and dates. It replies in minutes with homes that fit and books the viewings.
Per-m² medians and the Canggu range are over completed villas listed by Baliestate’s partner agencies on 6 October 2026, as the pricing and build-or-buy guides publish them. Asking prices, not transactions. Build costs and the 40–60% net gap are industry-reported. General information, not a valuation or investment advice.
Sources and further reading
Related guides
- Is a Bali Villa Price Fair? How to Check an Asking Price Against Comparable Listings
- How to Price a Villa Listing in Bali: A Comparables Method for Agents
- Valuing a Bali Leasehold: Price per Remaining Year, Discounting and the Extension Clause
- Bali Villa Rental Yield 2026: Why Net Is 40–60% Below Gross
- Build or Buy a Villa in Bali? Land, Build Cost and Finished Prices
- How to Value a Land Plot in Bali: Price per Are, ZNT and NJOP, and What the Zoning Allows