For agencies

How to Price a Villa Listing in Bali: A Comparables Method for Agents

A step-by-step comparables method for pricing a Bali villa listing, with median asking price per m² by area and bedroom count from 472 completed partner listings on 6 October 2026.

Updated 7 October 2026 · 6 min read

The short answer

Price a Bali villa from comparables that match it on four things — area, bedroom count, tenure and, for leasehold, years left — then multiply the median asking price per square metre of building by the villa’s own size.
On 6 October 2026 completed leasehold villas in Baliestate’s partner listings asked a median IDR 30.7 million per m² of building (338 listings with a stated size); a 2-bedroom in Canggu asked IDR 31.3 million per m² across 30 listings, a 2-bedroom in Seminyak IDR 23.1 million across 17.
Report a range, not a point. For that Canggu 2-bedroom set the 10th to 90th percentile ran from IDR 14.7 million to IDR 41.5 million per m², so a 120 m² house prices anywhere from about IDR 1.8 billion to IDR 5.0 billion before its condition, view and lease are considered.
Every figure is an asking price. Indonesia has no public register of sale prices, so comparables are other sellers’ hopes; agreed prices are typically lower.

The method in five steps

A comparables valuation is only as good as the comparables. The common mistake is to start from an area’s headline median, which mixes 1-bedroom studios with 6-bedroom estates, off-plan launches with 15-year-old resales, and leasehold with freehold. Filter first, then measure.

Same area. Use the area the listing portals and buyers use (Canggu, Pererenan, Uluwatu), and a neighbourhood inside it only if you still have eight or more comparables.
Same bedroom count. Size per bedroom varies, but buyers search by bedrooms, so that is the set they will compare your listing with.
Same tenure. Leasehold and freehold are different assets; a freehold price says nothing about a leasehold one. For leasehold, note each comparable’s years remaining.
Completed only, unless you are pricing off-plan. Off-plan villas asked about 55% more per m² than completed ones in the same snapshot, so mixing them inflates a resale price.
Price per m² of building, then multiply by the subject villa’s building size. Report the median and the 10th–90th percentile range, with the count of comparables.

Asking price per m² by area and bedroom count

Completed leasehold villas only, from the partner listings extracted on 6 October 2026. A cell appears only when at least eight listings in it carry a price and a building size. The lease column is the median years remaining as advertised, because two otherwise identical villas with 12 and 27 years left are not comparable.

Area	Size	Median asking price	Median per m²	10th–90th pct per m²	Median lease	Listings
Canggu	1-bedroom	IDR 2.70bn	IDR 38.2m	31.5–64.9m	25 yrs	16
Canggu	2-bedroom	IDR 3.88bn	IDR 31.3m	14.7–41.5m	25 yrs	30
Canggu	3-bedroom	IDR 5.37bn	IDR 28.3m	17.2–36.5m	25 yrs	32
Canggu	4-bedroom	IDR 10.20bn	IDR 35.4m	23.1–70.3m	25 yrs	11
Uluwatu	1-bedroom	IDR 2.06bn	IDR 31.8m	29.2–49.8m	23 yrs	22
Uluwatu	2-bedroom	IDR 3.74bn	IDR 28.8m	22.3–51.0m	27 yrs	36
Uluwatu	3-bedroom	IDR 5.05bn	IDR 27.7m	19.1–32.8m	25 yrs	17
Seminyak	2-bedroom	IDR 2.31bn	IDR 23.1m	19.3–27.2m	25 yrs	17
Seminyak	3-bedroom	IDR 4.87bn	IDR 30.4m	23.4–36.0m	23 yrs	8
Pererenan	2-bedroom	IDR 4.11bn	IDR 34.6m	24.4–42.6m	24 yrs	9
Pererenan	3-bedroom	IDR 3.60bn	IDR 24.7m	16.5–28.4m	22.5 yrs	8
Ubud	2-bedroom	IDR 3.84bn	IDR 32.1m	21.7–38.2m	25 yrs	9

A worked example: a 2-bedroom leasehold in Canggu

Say the villa has 120 m² of building and 25 years left on its lease, which is the median for the set. Thirty completed 2-bedroom leaseholds in Canggu carried a price and a size; their median was IDR 31.3 million per m². That gives a central estimate of about IDR 3.75 billion. The middle half of the set ran from roughly IDR 2.85 billion to IDR 4.27 billion at 120 m², and the 10th–90th percentile from IDR 1.76 billion to IDR 4.98 billion.

The range is the honest part of the answer. Where inside it the villa belongs is the agent’s judgement, and it is worth writing down why: a lease of 10 or 15 years (two of the thirty had 10) belongs at the bottom; a pool, a quiet lane near the beach and a recent renovation push it up. A seller shown the range and the reasons is easier to bring to a realistic price than one shown a single number.

Adjustments the median does not make

A median per m² assumes the subject villa is typical of its set. Most are not, so adjust in the open and keep each adjustment small and explained. This is practice advice, not a measured coefficient: the partner data is not large enough to estimate a reliable premium for a view or a pool by area.

Lease remaining. A short lease is the largest discount and the one sellers resist most. The leasehold-length guide shows how little asking prices currently reflect it, which is a reason to price it in, not to ignore it.
Land. Building size drives the method, but a large plot or a garden with room for a second building is worth more than the same house on a tight plot.
Access and zoning. Road width, a legal access right and a zoning that permits the intended use are binary: without them the comparables do not apply.
Time on market. A comparable that has sat unsold for months is evidence of what the market will not pay at that price.

Where the comparables come from

The table uses the live listings of Baliestate’s partner agencies, read daily from their own websites. That is a sample of the market, not all of it: it under-represents private sales and agencies that are not partners, and it covers some areas far better than others. Sanur, Nusa Dua, Tabanan and Seseh had too few completed leaseholds in any one bedroom count to appear above.

The partner dashboard runs the same kind of comparison for any listing an agency holds — area, size band and tenure, priced per m² — and flags listings that sit above or below their market. The point of doing it the same way every time is that a seller, a buyer and a colleague can all check the arithmetic.

Common questions

How do you value a villa in Bali?

Take completed villas in the same area with the same bedroom count and tenure, compute their median asking price per m² of building, multiply by the villa’s size, and report the 10th–90th percentile range with the number of comparables. Then adjust for lease length, land, access and condition.

What is the price per square metre of a villa in Bali?

Completed leasehold villas in Baliestate’s partner listings asked a median IDR 30.7 million per m² of building on 6 October 2026 (338 listings). It varies by area and size: from IDR 23.1 million for a 2-bedroom in Seminyak to IDR 38.2 million for a 1-bedroom in Canggu.

How many comparables do you need?

This guide publishes no figure below eight. Fewer than that and one unusual listing moves the median; widen the area or the bedroom band rather than trust a median of three.

Are Bali villa valuations based on sold prices?

No. Indonesia has no public register of sale prices, so every Bali valuation — this one included — compares asking prices. Agreed prices are typically lower, and the gap widens on listings that have been on the market for a long time.

Data as of 6 October 2026: medians over the 472 completed villas for sale with a price in Baliestate’s partner listings (348 leasehold, 93 freehold, 31 tenure not stated); per-m² figures use listings stating a building size over 20 m². Asking prices, not transaction prices, and not the whole market. This article does not update itself.