Market data
How Much Does a Villa Cost in Bali? Prices by Size and Tenure
Median asking prices for Bali villas by bedroom count, leasehold against freehold, from 913 priced partner listings on 6 October 2026.
Updated 6 October 2026 · 4 min read
Price by bedroom count and tenure
The table splits the market the two ways that move price most: size and tenure. The freehold column is thin above three bedrooms and dominated by a handful of large estates, which is why the 5-bedroom freehold median looks out of line; read its listing count before reading its price.
| Size | Leasehold median | Listings | Freehold median | Listings |
|---|---|---|---|---|
| 1-bedroom | IDR 2.61bn | 209 | IDR 3.30bn | 6 |
| 2-bedroom | IDR 3.85bn | 280 | IDR 4.52bn | 37 |
| 3-bedroom | IDR 5.82bn | 141 | IDR 5.70bn | 48 |
| 4-bedroom | IDR 10.38bn | 39 | IDR 13.92bn | 33 |
| 5-bedroom | IDR 10.62bn | 15 | IDR 44.74bn | 7 |
Completed villas only
Off-plan listings price a house that does not exist yet, usually smaller and at a higher price per square metre (the off-plan guide sets out the numbers). Stripping them out gives the better answer to “what does a finished villa cost”: among completed leasehold villas, IDR 2.13 billion for a 1-bedroom, IDR 3.54 billion for a 2-bedroom, IDR 5.30 billion for a 3-bedroom and IDR 10.38 billion for a 4-bedroom (29 listings). Every one of those groups had a median of 25 years left on the lease.
| Completed leasehold | Median price | Listings | Median lease |
|---|---|---|---|
| 1-bedroom | IDR 2.13bn | 64 | 25 years |
| 2-bedroom | IDR 3.54bn | 130 | 25 years |
| 3-bedroom | IDR 5.30bn | 95 | 25 years |
| 4-bedroom | IDR 10.38bn | 29 | 25 years |
Where the freehold stock is
Freehold listings concentrate in four areas: Uluwatu (42), Canggu (40), Tabanan (28) and Pererenan (16). Freehold — Hak Milik — can only be held by an Indonesian citizen; a foreign buyer reaches it only through a PT PMA holding Hak Guna Bangunan or, for a home to live in, Hak Pakai. Anyone offering a foreigner freehold in their own name is describing a nominee arrangement, which Bali now treats as a criminal matter.
The headline freehold premium — a median twice the leasehold one — overstates the difference in value per house, because freehold listings are larger: a median 208 m² of building and three bedrooms, against 110 m² and two for leasehold. Compared like for like at two or three bedrooms the gap is much smaller, and at three bedrooms the two medians sit almost level.
What the price does not include
The buyer pays BPHTB acquisition duty of up to 5% of the transaction value, less a regency threshold, plus notary fees. A leasehold also consumes itself: a 25-year lease bought for IDR 3.54 billion uses up about IDR 142 million of its own value every year before any other cost, which is the number to set against the rent you would otherwise pay.
Common questions
How much does a villa cost in Bali in 2026?
The median asking price was IDR 4.45 billion across 913 priced partner listings on 6 October 2026. A completed 2-bedroom leasehold villa had a median of IDR 3.54 billion, with 25 years left on the lease.
How much is a 3-bedroom villa in Bali?
A completed 3-bedroom leasehold villa had a median asking price of IDR 5.30 billion across 95 listings; including off-plan units the leasehold median was IDR 5.82 billion, and freehold IDR 5.70 billion across 48 listings.
Is it cheaper to buy leasehold or freehold in Bali?
Leasehold, by a wide margin at the headline level — a median IDR 3.94 billion against IDR 7.97 billion. Much of that gap is size; at the same bedroom count the difference is far smaller.
Can a foreigner buy a freehold villa in Bali?
Not in their own name. Hak Milik is reserved for Indonesian citizens. Foreigners use a leasehold, Hak Pakai, or Hak Guna Bangunan held through a PT PMA.
Are Bali villa prices negotiable?
Usually. These are asking prices; Indonesia has no public transaction register, so nobody can publish what villas actually sell for, and agreed prices are typically lower.
Medians over the priced sale listings of Baliestate’s partner agencies as extracted on 6 October 2026 (913 homes; land excluded). Asking prices, not transaction prices, and not the whole market. This article does not update itself; area price pages carry the current figures.