"How much does a villa in Bali cost?" The answer depends on three things: the area, the built surface and, above all, the length of the lease. Here are the price benchmarks published in 2026, per built m² and per m² of land, and the method to compare two offers with different leasehold terms.
Quick answer
- Median asking price for a villa: about USD 1,930 per built m² (Bali Villa Select index, Q2 2026).
- Gaps by area: about USD 1,200/m² in Nusa Dua, 1,560 in Ubud, 2,200 to 2,400 in Canggu and Pererenan.
- Land: from under USD 250/m² in emerging areas to USD 900-1,900/m² in Seminyak (2026 estimates).
- In leasehold, a price only makes sense relative to the number of years left on the lease.
A villa project in Bali? Ask Mago your question on WhatsApp, in English.
Ask my question on WhatsApp1. Where the figures come from (and their limits)
Unlike Dubai, Bali has no easily accessible public register of transaction prices. Available benchmarks come from agencies and developers compiling asking prices. They are useful to position an offer, but they are not a transaction study. The index quoted below itself states that asking prices are generally 8 to 12% above final sale prices.
Another local feature: land is often quoted per "are" (100 m²), in rupiah (IDR). Land at IDR 500 million per are therefore costs IDR 5 million per m².
2. Price per built m² of a villa, by area
The Bali Villa Select index, compiled from 294 listings collected between April and June 2026, gives the following benchmarks (asking prices, villas, USD per built m²):
| Area | Median asking price (USD / built m²) |
|---|---|
| Nusa Dua | ≈ 1,207 |
| Ubud | ≈ 1,558 |
| Island median (8 areas) | ≈ 1,929 |
| Canggu and Berawa | ≈ 2,200 to 2,400 |
| Pererenan | ≈ 2,374 |
These levels are well below apartment prices per m² in Dubai (about USD 5,300/m² on average in Q3 2026 according to Savills, see Dubai prices per m²), but the comparison is misleading: in Bali you usually buy a time-limited right of use, not full ownership.
3. Land prices
For a construction project, Magnum Estate compiled land price ranges in 2026 (USD per m², from Paradyse Homes and COCO data):
| Area | Land (USD / m²) |
|---|---|
| Seminyak / Umalas | ≈ 900 to 1,900 |
| Canggu (central) | ≈ 530 to 1,560 |
| Uluwatu / Bukit | ≈ 310 to 940 |
| Ubud | ≈ 250 to 750 |
| Emerging areas (Tabanan, Seseh, north) | under 250 |
The same source estimates the construction cost of an upscale rental villa at between USD 1,000 and 1,800 per m². Be careful: cheap land may be agricultural land, where new tourist construction is restricted in several regencies. See what has changed in Bali in 2026.
4. Leasehold: compare the price per year of lease
Most villas offered to foreigners are sold leasehold (long-term lease). Two villas at the same price are not worth the same if one has 30 years left and the other 18. The right reflex:
- calculate the price per remaining year: USD 300,000 for 25 years = USD 12,000 per year of use;
- check the lease start date: at signing or at handover? On an off-plan project, two years of construction can use up two years of lease;
- read the extension terms (price, length, notice), which weigh on resale value.
Our full checklist: 10 leasehold clauses to check.
5. What drives the price of a villa
- Micro-location: distance to the beach, road access, traffic, rice-field or ocean views.
- Compliance: zoning, building permit (PBG) and certificate of occupancy (SLF). A villa without a permit is worth less, whatever its asking price.
- The rental licence and the entity holding it.
- Build quality, the pool, the land available.
- Management: a managed resort with an income track record sells for more than a stand-alone villa.
To compare areas by objective (yield, personal use, resale), read where to invest in Bali, and for the economics, our article on the real return of a villa in Bali.
To compare two villas in Bali
- Price per built m² and per remaining year of lease
- Lease start date and written extension terms
- Zoning, PBG and SLF checked
- Entity that will hold the rental licence
- Asking price compared with several offers in the same area
Frequently asked questions
What is the price per m² of a villa in Bali in 2026?
According to the Bali Villa Select index (asking prices, Q2 2026), the median is around USD 1,930 per built m², with about USD 1,200 in Nusa Dua, USD 1,560 in Ubud and USD 2,200 to 2,400 in Canggu and Pererenan.
How much does land cost in Bali?
2026 estimates range from under USD 250/m² in emerging areas to about USD 900-1,900/m² in Seminyak and Umalas. Land is often quoted per are (100 m²).
How much does it cost to build a villa in Bali?
For an upscale rental villa, estimates published in 2026 range from USD 1,000 to 1,800 per built m², excluding land, permits and landscaping.
Why are leasehold villas cheaper?
Because you buy a time-limited right of use. When the lease ends, the property returns to the landowner unless extended. Always compare the price per remaining year of lease.
Sources (accessed 28 October 2026)
Mago Kitaev, real estate investment consultant in Dubai, based in Business Bay. A former project manager in banking and IT, he has been advising French-speaking investors since 2024. See his background
This article is for information purposes and was published on 28 October 2026. It does not constitute legal, tax or financial advice. Indonesian regulations change frequently: have every project checked by an independent PPAT notary and an independent lawyer.