Villa 2BR in Bingin
Pecatu · 2 bedrooms
Rp 4.535.061.916
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Price Cuts on Bali Villas: What Our Price Tracking Shows (October 2026)
Since Baliestate began recording partner agencies’ prices in late September 2026, 11 of about 2,900 listings have been cut, 8 of them homes for sale, by a median 15.5% — a short window, but each cut tells you something in a negotiation.
Published 22 October 2026 · Updated 2 November 2026 · 4 min read
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What has been recorded so far
A change is counted when the price an agency publishes for the same listing moves from one reading to the next. Prices of homes for sale from Agency C are set in US dollars; the cuts below are its own dollar figures.
| Listings tracked | Prices cut | Prices raised | Since | |
|---|---|---|---|---|
| Agency B | 809 | 0 | 0 | 30 September 2026 |
| Agency A | 1,306 | 3 (rentals) | 14 (rentals) | 6 October 2026 |
| Agency C (Bali only) | 767 | 8 (homes for sale) | 7 (homes for sale) | 15 October 2026 |
| Developers D, E and F | 32 | 0 | 0 | 11–18 October 2026 |
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The size of the cuts on homes for sale
The eight cuts ranged from 7.9% to 40.2%, with a median of 15.5%. Five were finished villas and three off-plan units. The largest, 40.2%, was an off-plan unit in Canggu re-priced from USD 164,000 to USD 98,000, which may be a different unit type rather than the same one cheaper; the agency’s page is the place to check. The smallest were two off-plan units in Uluwatu cut by about 8%.
Every cut came from one agency within one week, so these are not a measure of the Bali market. They are a measure of how far some sellers have already moved, which is what matters on the listing in front of you.
| Area | Type | From | To | Change |
|---|---|---|---|---|
| Canggu | Off-plan | USD 164,000 | USD 98,000 | −40.2% |
| Uluwatu | Finished | USD 270,000 | USD 189,000 | −30.0% |
| Uluwatu | Finished | USD 3,500,000 | USD 2,790,500 | −20.3% |
| Canggu | Finished | USD 225,000 | USD 190,000 | −15.6% |
| Canggu | Finished | USD 260,000 | USD 220,000 | −15.4% |
| Uluwatu | Finished | USD 200,000 | USD 180,000 | −10.0% |
| Uluwatu | Off-plan | USD 235,758 | USD 217,000 | −8.0% |
| Uluwatu | Off-plan | USD 196,970 | USD 181,500 | −7.9% |
Rentals: few cuts, and one batch of re-pricing
Three rentals were cut: a Canggu villa from IDR 60 million to IDR 47.5 million a month (−20.8%) a day after Baliestate first recorded it, and two yearly rents trimmed by 1.0% and 4.4%. On 12–13 October, 14 Agency A rentals in Canggu and Uluwatu moved to a higher monthly figure, by 27% to 147%. Three of them also state a yearly price well under twelve times the new monthly one, so the change looks like a switch in which rate is shown rather than a rise in what a yearly tenant pays. Ask for both the monthly and the yearly price, in writing.
How to use a price cut in a negotiation
- Ask the agent when the price was last changed and what it was before. On a listing Baliestate tracks, the price history is the record.
- A cut shows the seller is moving; it does not show where they stop. Open from the comparable homes, not from the old price.
- A large cut on an off-plan unit can mean a different unit, layout or payment plan. Get the unit number and the plan it applies to in writing.
- On a leasehold, check the years left before reading anything into a cut: a lower price for a shorter lease is not a discount.
- On a rental, a cut on a villa listed for weeks is room to negotiate; a ‘rise’ may be a change between monthly and yearly pricing.
Common questions
Are villa prices dropping in Bali?
Our tracking cannot say yet. Between late September and 22 October 2026, 11 of 2,914 partner listings were cut and 21 raised. The window is too short and too concentrated in one agency to call a trend.
How much do Bali sellers cut their asking price?
Among the eight homes for sale cut between 18 and 22 October 2026, the median cut was 15.5%, from 7.9% to 40.2%. All eight were listed by one agency, so treat it as a range, not a rule.
How do I find out if a Bali listing's price was cut?
Ask the agent for the previous price and the date it changed. For the partner listings Baliestate tracks, every published price is recorded from the date tracking began for that agency.
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.
Price changes recorded on the listings of Baliestate’s partner agencies from the start of tracking for each (30 September 2026 for Agency B, 6 October for Agency A, 15 October for Agency C, 11–18 October for the others) to 22 October 2026. A change is a different published price for the same listing between readings; a price withdrawn or put on request is not counted as a change. Agency C prices are its own US dollar figures. Agencies are lettered, not named: Baliestate lists their homes under its own name.