Guide · from Ask Dalam listing data
Is Bali oversupplied? What our listing data shows (2026)
Short answer. Listing counts can't settle it, because a listing is an asking price, not a sale. What they do show is where stock piles up. On 2 October 2026 we counted 6,916 villas and houses for sale and 8,553 rentals in 11 areas. Uluwatu, Tabanan and Sanur have more villas for sale than for rent.
Published Updated Data: Ask Dalam live listings, checked 2 October 2026By Maya Santoso
What we can and can't measure
We see every villa listed for rent or sale across villa sites, agency sites, and Facebook and Telegram groups, counted once per property. That tells you how much is on offer, where, at what asking price, and on what tenure.
It doesn't tell you what sold, at what price, or how full the villas are on a nightly basis. Those are the numbers an oversupply argument really needs. So this page makes no forecast. It shows the stock, and you can judge it against what you're planning.
Villas for sale against villas for rent, by area
| Area | For sale | For rent | Rentals per villa for sale | New for sale, last 7 days | New rentals, last 7 days |
|---|---|---|---|---|---|
| Canggu | 2,691 | 4,058 | 1.5 | 39 | 441 |
| Uluwatu | 1,964 | 1,340 | 0.7 | 48 | 139 |
| Ubud | 589 | 628 | 1.1 | 12 | 136 |
| Tabanan | 504 | 404 | 0.8 | 34 | 56 |
| Pererenan | 333 | 880 | 2.6 | 2 | 110 |
| Seminyak | 307 | 499 | 1.6 | 9 | 34 |
| Sanur | 181 | 142 | 0.8 | 11 | 15 |
| Nusa Dua | 154 | 163 | 1.1 | 2 | 18 |
| Seseh | 81 | 341 | 4.2 | 2 | 63 |
| Kuta | 63 | 77 | 1.2 | 2 | 4 |
| Denpasar | 49 | 21 | 0.4 | 12 | not published |
Two groups show up. In Uluwatu, Tabanan and Sanur, more villas are offered for sale than for rent. Uluwatu is the big one: 1,964 for sale against 1,340 for rent. In Pererenan and Seseh it's the other way round, with 2.6 to 4.2 rentals for every villa for sale.
Neither pattern proves too much or too little. A high sale count can mean new projects, owners cashing out, or simply more sellers advertising online.
"New in the last 7 days" means first seen by us in that week. When we add a source, its older listings can show up as new, so read a single week's count as a rough signal, not a trend.
Most stock is leasehold
| Area | Leasehold | Freehold | Lease most often left | Villas for sale |
|---|---|---|---|---|
| Seseh | 91% | 9% | 27 years | 81 |
| Canggu | 86% | 14% | 25 years | 2,691 |
| Sanur | 84% | 16% | 27 years | 181 |
| Ubud | 84% | 16% | 26 years | 589 |
| Seminyak | 80% | 20% | 24 years | 307 |
| Pererenan | 80% | 20% | 24 years | 333 |
| Kuta | 77% | 23% | 26 years | 63 |
| Uluwatu | 75% | 25% | 27 years | 1,964 |
| Tabanan | 70% | 30% | 27 years | 504 |
| Denpasar | 57% | 43% | 29 years | 49 |
| Nusa Dua | 54% | 46% | 26 years | 154 |
A leasehold price buys the years left, and those years run down whether or not the villa is let. That matters more in a crowded market than a quiet one. Price per year of lease, by area: leasehold vs freehold in Bali.
Where apartments sit
Each area page for villas for sale has a "What your budget buys" panel that splits listings by type and tenure in four price bands. Adding up the three bands that don't overlap across all 11 areas:
| Asking price | Listings | Apartments | Apartment share |
|---|---|---|---|
| Under IDR 3B | 1,739 | 322 | 19% |
| IDR 3B to 5B | 2,709 | 129 | 5% |
| IDR 5B to 10B | 2,371 | 49 | 2% |
Apartments are almost entirely a budget product here. Under IDR 3B they're close to 19% of what's listed; in Canggu the share is 25% of 614, and in Ubud 23% of 160. Above IDR 5B they nearly vanish. So if the worry is too many small units competing for the same tenants, it's concentrated at the bottom of the price range. Ownership rules for each type: villa, apartment or hotel-branded unit.
What about off-plan?
Listings on Ask Dalam carry an "Off-plan" or "Ready now" tag where the seller says so. We don't publish an off-plan share yet: the tag depends on what each seller writes. We also can't track handover dates or delays. Until we can, treat any headline figure for "unfinished stock" with care, including ours. Risks and buyer protections: off-plan villas in Bali.
Policy that affects supply
These are the rules and official statements on record, checked 30 September 2026. None of them is a forecast.
| Date | What happened | Source |
|---|---|---|
| Jul 2025 | Six regencies outside the south (Tabanan, Jembrana, Buleleng, Bangli, Karangasem, Klungkung) agreed not to promote new hotels and restaurants from 2026. A political agreement, not a regulation. Badung, Denpasar and Gianyar are not in it. | ANTARA Bali, 28 Jul 2025 |
| Sep 2025 | The Governor told regents to stop approving new hotels, villas and restaurants on productive farmland and water-catchment land. It was an instruction; we found no numbered regulation. | Governor's announcement, 13 to 15 Sep 2025 (Metro TV; Bisnis, 19 Sep 2025) |
| Feb 2026 | Perda 4/2026 restricts converting productive farmland and bans nominee land ownership in Bali, with administrative sanctions up to demolition. | Perda Provinsi Bali No. 4/2026, Art. 13, 14, 20 |
| May 2026 | Bali closed OSS to new applications from foreign-owned companies (PMA) for 18 business codes, including hotels under 6,000 m² and other accommodation. | Bali Provincial Government release, 22 Jul 2026 |
| May 2026 | The Tourism Ministry said about 1,600 unlicensed accommodations across Indonesia could be removed from booking platforms from 1 August 2026. | Kemenpar, 26 May 2026; Permenpar 6/2025 |
| Sep 2026 | The Governor said about 5,000 villa units in Badung, Denpasar, Gianyar and Tabanan had applied for licences after the booking-platform licensing drive. | Governor's statement, IDN Times Bali, 21 Sep 2026 |
The farmland rules limit where new villas can go. The licensing push affects which existing villas can take nightly guests. Neither shows up in listing counts yet, and we'll say so if it does. Holiday-rental rules for buyers: holiday rental licence.
FAQ
Is Bali oversupplied with villas in 2026?
Our data can't say, because we see asking prices and listings, not sales or occupancy. It does show heavy sale stock in Uluwatu (1,964 villas for sale against 1,340 rentals on 2 October 2026) and far more rentals than sale listings in Pererenan and Seseh.
Which Bali area has the most villas for sale?
Canggu, with 2,691 on 2 October 2026, then Uluwatu with 1,964. Together they hold about two thirds of the 6,916 villas and houses for sale across the 11 areas we track.
Are there too many apartments in Bali?
They cluster at the low end. Across 11 areas, apartments were 19% of listings under IDR 3B and 2% between IDR 5B and 10B. Above that they barely appear.
General information, not legal or investment advice. Policy points checked 30 September 2026.
How we measured
Counts are live villa and house listings on Ask Dalam, checked 2 October 2026, one entry per property, from 4 to 9 sources per area. Rooms, guesthouses and land are left out of the area totals. The rentals-per-sale ratio divides the two published counts. The apartment table adds up the three non-overlapping bands of each area's "What your budget buys" panel (under IDR 3B, IDR 3B to 5B, IDR 5B to 10B), so it covers listings under IDR 10B only. Numbers quoted in the text rest on at least 20 listings; table cells on at least 10, except where a count itself is the point. Policy rows come from the regulations and official statements named, checked 30 September 2026.