Land prices in Bali per are: what a plot costs by area (2026)

Asking price per are, by area and tenure

Medians of the plots for sale on Ask Dalam. "Middle half" is the range between the 25th and 75th percentile, so half of the plots ask a price inside it. Lease years are the years left on the lease. Leasehold prices buy those years, not the land.

"Not enough listings" rows (fewer than 10 plots of that tenure) are left out rather than show a figure a handful of plots could move. Nusa Penida leasehold, Seminyak freehold, Sanur leasehold, Mengwi leasehold and North Bali freehold rest on 10 to 19 plots, so treat them as a rough guide, not a precise figure.

What the table says

Uluwatu shows the widest leasehold-to-freehold gap among the areas with the most plots. A Uluwatu freehold plot asks a median IDR 703M per are, against IDR 529M leasehold.

Compare leaseholds per year, not per are. The land pages also show the price per are per year of lease left: IDR 7.5M in Ubud, IDR 12.4M in Tabanan, IDR 17M in Uluwatu and IDR 20.7M in Canggu. A lower per-are price can still be the pricier lease once it is divided by the years left. For all of Bali the figure is IDR 15.8M.

Freehold land is cheapest in Tabanan and dearest in Canggu, among areas with 20 or more freehold plots: IDR 450M against IDR 1.6B per are.

Plot size changes the picture. The median freehold plot is 5.7 are in Canggu and 19 are in Tabanan. A low per-are price on a large plot and a high one on a small plot can land on a similar total.

What a plot costs in total. Multiply the per-are price by the size. At the Uluwatu freehold median, a 6.4 are plot is about IDR 4.5B (6.4 x IDR 703M). At the Canggu freehold median, a 5.7 are plot is about IDR 9.3B (5.7 x IDR 1.6B). This is plain arithmetic from the medians, not a listing.

Prices per m²: divide the per-are price by 100. IDR 436M per are is IDR 4.4M per m².

What the median doesn't tell you

These are asking prices, not agreed prices. The price a buyer finally pays is not published, so we can't show it.

Access road. A plot on a 3 m lane and a plot on a 6 m road sit in the same cell. Where a road width is stated (402 of 1,071 plots), it is typically 4 m wide, and the middle half is 3 to 5 m. In Uluwatu it is typically 4 m (211 plots state it). A narrow lane limits the vehicles that can reach the plot, and that matters when a builder needs a truck. Ask for the width at the narrowest point, not at the main road.

Zoning colour against the official RDTR. Of the 1,071 plots, the zone is known for 621. Among those, 364 are residential (yellow) and 242 tourism (pink). The other 450 do not say. On official Indonesian zoning maps, tourism zones are usually pink, commercial red, housing yellow and farmland green, but what counts is the zone code in the regency's detailed zoning plan (RDTR) and a KKPR confirmation for your exact plot. A pink zone does not by itself mean you can get a permit. Look the plot up on the official map viewer (gistaru.atrbpn.go.id) and ask the seller for the KKPR.

Bali's provincial plan caps buildings in tourism areas at 50% plot coverage and 15 m height (Perda Bali 2/2023). The exact coverage, green-space and setback rules for a plot are in the regency's RDTR. Plot coverage decides how much of a plot you can build on.

Certificate type. Freehold in Bali means Hak Milik, the certificate registered at the land office. Only Indonesian citizens can hold it. Leasehold is not a title: it is a private contract with the landowner. Its safety depends on the landlord's valid certificate, a notarial lease deed and the extension terms. A leasehold price per are pays for the lease years left, so the years matter as much as the area. See Leasehold vs freehold in Bali for the legal detail.

Slope and rice-field status. The medians do not separate a flat plot from a steep one. A slope costs more to build on, so ask a builder to price the retaining walls before you compare plots. Rice-field status matters more. Protected farmland (LP2B) cannot be rezoned, and Perda 4/2026 restricts converting productive farmland into villas. A cheap plot in a green zone is often cheap for that reason. Of the 397 plots whose listing says whether the land can be split, only 110 can, so most cannot be divided later.

Land checklist before you pay

1. Get the certificate checked. Before a transfer deed, the PPAT checks the original certificate at the land office against its register. Ask to see that the check was done. Do not pay a deposit on a copy.
2. Match the seller to the certificate. The name on the certificate must be the person signing. For a lease, the certificate holder and every co-owner or heir sign the lease deed.
3. Confirm the zone for your exact plot. Ask for the zone code and a KKPR confirmation, and check the code against the regency's RDTR, not against a colour on a brochure. Check the 50% plot coverage and 15 m height caps if the plot is in a tourism area.
4. Check the farmland status. If the plot is rice field or on a farmland list, ask whether it falls under LP2B. If it does, it cannot be rezoned.
5. Walk the access road. Measure it at its narrowest point, and ask who owns it and who maintains it. Confirm the plot has legal access, not a path across a neighbour's land.
6. Choose your own notary or PPAT. Notaries must be impartial by law, but you can pick yours. Check a notary on AHU Online (ahu.go.id) and a PPAT on the land agency's list for the regency. Only a PPAT can draw a sale deed.
7. Do not use a nominee. A foreigner cannot hold Hak Milik, directly or through a local friend. Nominee arrangements for land are void under national law (UUPA 5/1960 Art. 26(2); UU 25/2007 Art. 33 for company shares). Since February 2026, Bali's Perda 4/2026 also bans nominee land ownership in the province. Anyone who brokers or facilitates one faces administrative sanctions, up to permit cancellation, demolition and fines.
8. Pick a route that is legal. The routes open to a foreigner are Hak Pakai, a lease, or a PT PMA holding HGB for business use. Hak Pakai for a home needs a house worth at least IDR 5 billion in Bali. HGB is for business use within the company's permitted business lines.
9. Budget the taxes. The buyer pays BPHTB (up to 5% of the price or tax value, after an allowance) and the seller pays 2.5% income tax. The PPAT must not sign the deed until both are paid. A lease does not trigger BPHTB. See Taxes and fees when buying property in Bali.
10. Check the building rules before you commit. Building needs a PBG (building approval). See How to build a villa in Bali, and the full Bali property due diligence checklist.

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