A villa in our sample of 46 Bali listings costs $376K at the median, and half of the listings sit between $268K and $615K. These are seller asking prices on 27 October 2026, not prices of closed deals.
What drives the price most is the length of the land lease. A foreigner almost always buys a number of years of the right to use the land. So two villas at nearly the same price can be two very different purchases.
How we built the sample
We took five areas: Canggu, Bukit (Uluwatu and its neighbours), Ubud, Sanur, and the north with Kintamani. On the listing sites we took villas in the order they appear on the first page of results, without picking by looks. Plots, apartments and condos are not included.
There are 46 rows, and each one records where it came from and its position in the results. You can download the whole table as a file.
Before you read the numbers:
- these are asking prices; haggling and what is included are not visible in a listing;
- the sample is not random, and some sites list the same villas. We merged duplicates, but there are fewer independent listings than it looks;
- the north (Buleleng and Kintamani) gave only 6 listings, three of them leasehold. Treat it as a hint of what we found, not an estimate of the market;
- lease terms are written as the seller states them. We have not seen the contracts;
- every price is converted to dollars at one rate: 18,139 rupiah per dollar on 27 October 2026 (ECB reference rate).
How much a villa in Bali costs: prices by district
In the four big areas the median villa price is almost the same: $371K to $382K. But the price per year of lease differs 2.5 times, from $10,134 in Bukit to $25,440 in Canggu.
With total prices this close, it is the term that makes the difference per year: the median lease left in Canggu is 25 years, in Bukit 35.5. Size and distance to the beach matter too, but they show less. Area by area.
Canggu
The median is $382K, the middle half runs from $215K to $890K. Of ten listings nine are leasehold and one says “freehold”.
The median lease here is the shortest in the sample, 25 years, and some villas have only 17 to 19 left. That gives the highest price per year: $25,440.
Bukit: Uluwatu, Bingin, Ungasan
The median is $376K, the middle half from $250K to $567K. All ten listings are leasehold, median term 35.5 years.
The price per year is the lowest among the big areas: $10,134. Bukit is also where the most expensive villa in the sample sits: $2.97 million for eight bedrooms.
Ubud
The median is $371K, the middle half from $238K to $806K. Seven villas are leasehold, three say “freehold”, median term 25 years.
Price per year is $12,759. The cheapest listing in the sample is here too: $100K for a one-bedroom villa under construction, 35 m².
Sanur
The median is $371K, the middle half from $279K to $620K. Four of ten listings are villas still being built.
Terms in Sanur are the most even: 25 to 33 years, median 27. Price per year is $13,068.
North and Kintamani
There are only six listings, and Kintamani has just one: an observatory-style villa for $380K, one bedroom, 30 years. The rest is Buleleng on the north coast.
Three listings are leasehold and three say “freehold”, so we do not compute a price per year for this area: there is too little data. Take it as a hint, not a picture of the market.
Bali property prices: divide by the years of lease
Above we used the price per year of lease: the listing price divided by the years left. A $380K villa on a 25-year lease costs $15,200 a year, and on a 50-year lease $7,600.
In the sample, price barely grows with term up to 40 years. The median price for villas with up to 26 years is $359K (11 listings), for 26 to 40 years $347K (20), for over 40 years $539K (5). Five listings are too few to conclude, but the direction is clear: a buyer of a long lease pays noticeably less for each year.
A caveat: this is arithmetic, not a “fair price”. It ignores resale of the remaining years and it ignores renewal, so it only compares two lines of listings.
Villa price in Bali: 25 years or 50, pairs from the sample
The clearest example sits in a single listing. A three-bedroom villa in Uluwatu is sold at two prices:
- 25 years of lease: $358K, which is $14,334 per year;
- 50 years of lease: $441K, which is $8,806 per year.
That is 23% more for a term twice as long, and the price per year drops 39%.
The second pair: two Bukit villas at a similar price. A two-bedroom villa in Ungasan, still under construction: $410K and 25 years, so $16,346 a year. A three-bedroom finished villa in Uluwatu: $441K and 50 years, so $8,806 a year. The price is 8% higher, the term twice as long, and the price per year is 46% lower. They have a different number of bedrooms and one is still being built, so take it as an illustration.
The third pair: two three-bedroom villas in Bingin on the same site. One is $539K with 47 years, $11,461 a year. The other is $650K with 26 years, $25,000 a year. The villa with almost half the term costs 21% more, and its price per year is 2.2 times higher. The distance to the beach differs, and that plays a part too.
“Freehold” in listings and how many years of lease are left
Of 46 listings, 36 are leasehold and 10 are marked “freehold”, which is 22%. The leases break down like this:
- under 25 years: 6 listings;
- 25 to 29 years: 18;
- 30 to 49 years: 9;
- 50 years or more: 3.
The shortest term in the sample is 17 years, the longest 77. The median across all leases is 27.1 years.
“Freehold” in a listing is the seller’s wording. A foreigner cannot hold land title (Hak Milik) under the law; only Indonesian citizens can hold it (Law 5/1960, arts. 21 and 26). How a foreigner can hold such a villa is a separate question: a lease under a contract, the right of use called Hak Pakai, or a right to build (HGB) held by your own PT PMA company. That is our reading of the law, and a lawyer should check it before a deal.
How land leases work and what to check in one is covered in our piece on leasehold in Bali.
Now renewal. Of the 36 leases, 14 listings mention it, but not one gives a price or a formula for renewing. By law there is no right to renew; it exists only if the contract grants it.
What you pay on top of the villa price
The listing price is not everything you pay. Here is what we could confirm in law, and these are ceilings, not what people pay in practice:
- PPAT fee (the official notary for land deeds): no more than 1% of the price in the deed (Government Regulation 24/2016, art. 32);
- notary fee: for a deal above Rp 1 billion no more than 1% of the value in the deed (Notary Law 30/2004, art. 36). On a $380K villa that is a ceiling of about $3,800;
- BPHTB (tax on acquiring a right to land and buildings): a rate of up to 5% of the deal price (Law 1/2022, arts. 45 to 49). The exact rate and the tax-free minimum are set by regional law.
Whether BPHTB applies to a lease we could not confirm from the primary source. Agency sites disagree: one says there is no transfer tax on leasehold and the total is about 1%, another puts 5% in its table.
Everything else honestly “depends on how the deal is structured”:
- taxes and VAT on new villas: in one listing of the sample the price is stated “exclusive of tax”;
- the agent’s commission: 46 listings do not say whether it is included;
- a lawyer’s or notary’s check of the documents;
- the price of renewing the lease;
- the annual land and building tax (PBB): the rate is set by the region, and who pays it under a lease is decided by the contract.
So the simple rule: ask an independent notary before you pay a deposit which fees and taxes land on you under your structure. How to check the seller is in our piece on how to vet a developer in Bali.
Costs after the purchase (booking platforms, a management company, repairs) are covered in the line for the money. What a villa can earn when rented out is in villa returns in Bali.
If you want hotel income, not a villa
Buying a villa gets you a right to the land plus a house, and then you decide, alone or through a management company, what to do with it. If you do not need your own villa and want income from a hotel, there is another road: a share in the company that owns the whole hotel.
That is how Nord Nest works: an investor takes a share of the whole hotel (the villas, spa, restaurant and the land lease) rather than buying a separate villa. The land there is leased too: 25 years plus a 1-year extension. Entry terms are on the investors page, and the model gives 18.7% a year and a payback of 5.3 years at 80% villa occupancy and an average rate of $185 a night (assumptions as of August 2026). It is a model, there are no guarantees.
How this differs from buying a hotel room or a villa is in how to buy a hotel room in Bali. About the project: Nord Nest.
FAQ
How much does a villa in Bali cost?
In our sample of 46 listings on 27 October 2026, $376K at the median, and the middle half of listings runs from $268K to $615K. The cheapest row is $100K for a one-bedroom villa under construction, the most expensive $2.97 million for eight bedrooms.
Can a foreigner own a villa in Bali outright?
Not the land: Hak Milik belongs only to Indonesian citizens. A foreigner takes a lease, the Hak Pakai right of use, or a right to build (HGB) held by their own PT PMA company, which is not land ownership either. The word “freehold” in a listing does not change that. That is our reading of the law, and a lawyer should check it before a deal.
How many years does the lease run?
In our sample from 17 to 77 years, median 27.1. Most often it is 25 to 29 years, and 50 years or more appeared in three of 36 leases.
What else do I pay besides the villa price?
The PPAT fee (up to 1%), the notary fee (by law up to 1% for deals above Rp 1 billion) and possibly BPHTB (up to 5%). The rest depends on how the deal is structured, so ask an independent notary before the deposit.
Where is a villa cheaper?
By total price the areas barely differ ($371K to $382K at the median). It comes out cheaper where the term is longer: in our sample Bukit ($10,134 per year of lease) is far cheaper than Canggu ($25,440). The sample is small and is not an estimate of the market.