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How to Value a Land Plot in Bali: Price per Are, ZNT and NJOP, and What the Zoning Allows

How a Bali plot is valued: per are against similar plots, against the land office’s value zones (ZNT) and the tax value (NJOP), and by what the zoning, access and lease let you build on it.

Published 25 October 2026 · Updated 25 October 2026 · Rules checked 25 October 2026 · 5 min read

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Price per are against similar plots

Compare a plot only with plots of similar size, shape, access and zoning in the same area. Price per are hides a great deal: a long, thin plot, one down a footpath or one with a river setback across it is a different asset at the same area.

Few plots publish a price, so treat any median as a range. The figures below are freehold plots per are on 6 October 2026, each over very few listings.

AreaMedian per areRangePriced plots
CangguIDR 1.0bn600m–2.5bn11
Uluwatu (incl. Pecatu)IDR 750m350m–1.75bn5
UbudIDR 500m375–667m3

Land for sale in Canggu

See all 36 →

ZNT and NJOP: the official references

ATR/BPN publishes Zona Nilai Tanah, value zones grouping parcels of roughly equal land value, as a layer on its Bhumi map. Anyone can open the map, find the area and read the value range for bare land. It is a land value for undeveloped ground, updated periodically, not an asking price and not a valuation of a particular plot.

NJOP is the regency’s assessed value for the annual land and building tax (PBB), capped nationally at 0.5% of the assessed taxable value and set locally. It is shown on the yearly PBB bill (SPPT) and is generally below market. Badung’s disputed 2025 revaluation is a reminder that it can move sharply. Ask the seller for the latest SPPT: it confirms the tax value and that PBB is paid.

What the zoning lets you build

Zoning is the largest single factor in a plot’s value and it is not visible on the land. The regency’s detailed spatial plan (RDTR), or its general plan (RTRW) where there is none, sets what may be built; a KKPR confirmation through OSS states it in writing for a planned use. Green belt and protected farmland (LP2B) cannot carry a villa, and since Bali’s Perda 4/2026 converting productive farmland for tourism accommodation is under provincial control on top.

A plot zoned for tourism or housing with frontage on a public road is worth a multiple of the same area in farmland. Value a plot on what you can lawfully build there, checked in writing, not on what the neighbours have built.

Access, shape and services

Each of these can turn a cheap plot into an expensive one. They are the checks a notary does not run unless asked.

  • Legal access of usable width, recorded in the title or as frontage on a public road; a cement truck has to reach the plot.
  • The certificate area, which is the legal area, checked by a fresh survey against the survey map (surat ukur).
  • Shape and slope after setbacks: how much of the plot can actually be built on.
  • Water and power: a bore well needs a SIPA permit; ask how far the nearest PLN line is and what capacity can be connected.

Leased land: price per are per year

Most land on the market is leasehold: 105 of the 142 plots that stated a tenure on 18 October 2026, with a median term of 25 years. Leased land is usually quoted per are per year, and only 3 of those 105 stated a price, so a value has to be negotiated plot by plot.

The test is the same as for a villa lease, with the build to pay for: a building put up on a 25-year lease has to earn back its cost within the years left after construction, and returns to the landowner at the end unless the deed says otherwise.

The residual method, for developers

A developer values land backwards. Estimate what the finished villas would ask, from comparable listings per m²; subtract the build cost, permits, design, finance, sales costs and a margin; what is left is the most the land can bear. Completed villas asked a median IDR 30.4 million per m² of building on 6 October 2026, and building alone is reported at IDR 6 million to IDR 15–20 million or more per m², which leaves the margin the land price competes for.

Run it with off-plan and completed comparables both: off-plan asked a median IDR 47.0 million per m² that day, but buyers compare a project with finished villas too. On Baliestate, land agents and developers list plots from USD 100 a month, and the Silver and Gold plans’ market search and pricing analysis cover the partner listings this kind of check needs.

Common questions

How much is land per are in Bali?

Few plots publish a price. On 6 October 2026, 11 priced freehold plots in Canggu asked a median IDR 1.0 billion per are, 5 in Uluwatu IDR 750 million and 3 in Ubud IDR 500 million. Zoning and access move the value of a single plot far more than the area median.

How do I check the official land value in Bali?

Open ATR/BPN’s Bhumi map and add the Zona Nilai Tanah (ZNT) layer for the area; it shows a value range for bare land. The regency’s NJOP, the tax value, is on the plot’s yearly PBB bill. Neither is a market price.

Is NJOP the market value of land in Bali?

No. NJOP is the regency’s assessed value for land and building tax, generally below market, and it can be revised. Use it as a reference and to confirm the tax is paid.

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Prices per are are over the 39 priced plots listed by Baliestate’s partner agencies on 6 October 2026, as the build-or-buy guide publishes them; tenure and lease terms over plots on 18 October 2026, as the land guide publishes them; villa prices per m² over listings on 6 October 2026. Asking prices, not transactions. Build costs are industry-reported. General information, not a valuation or legal advice.

Sources and further reading

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