How much does a villa cost in Bali? Prices by area (2026)

2-bedroom villas: the median asking price by area

These are the medians of the villas and houses for sale on Ask Dalam. A leasehold price buys the years left on the lease, not the land.

"Not enough listings" means fewer than 10. We leave those cells blank rather than print a number that two or three villas could move. Kuta and Denpasar rest on fewer than 20 leasehold listings, so treat them as a rough guide.

We don't set Nusa Dua's freehold median against its leasehold one. Its freehold side is a small, mixed group of houses, so the gap between the two medians says more about which houses happen to be listed than about the title.

3-bedroom villas by area

Among areas with at least 20 leasehold listings, Tabanan is the cheapest place for a 3-bedroom leasehold (IDR 5.2B, $289,502) and Pererenan the most expensive (IDR 7.2B, $398,372).

Denpasar's 3-bedroom freehold median is mostly local town houses on small plots rather than villas, so it sits far below the villa areas. Compare like with like.

By bedrooms in the three biggest markets

Canggu, Uluwatu and Ubud hold about three in four of the villas and houses for sale that we track (5,237 of 6,901).

Listings in brackets. On freehold, going from 2 to 4 bedrooms more than doubles the median in Canggu and Uluwatu. Leasehold climbs a little more slowly: IDR 4B to 8.9B in Canggu, IDR 4.3B to 8.5B in Uluwatu.

Why leasehold and freehold prices aren't comparable

A leasehold price pays for the years left on the lease. A freehold price pays for the property with no end date. The two numbers answer different questions, so putting them side by side says less than it seems.

The data shows it. A 2-bedroom freehold median sits above leasehold in Canggu (IDR 5.3B against 4B) but below it in Uluwatu (IDR 3.8B against 4.3B) and Tabanan (IDR 3.6B against 4.2B). Where freehold is lower, freehold 2-bedrooms are often local houses on small plots, so their median is lower. Compare like with like. The medians describe two groups of houses, not one house on two kinds of title.

The lease clock differs by area too. On a 2-bedroom, the median lease left runs from 24 years in Pererenan and Seminyak to 28 in Sanur. A gap of 4 years is about 17% of a 24-year lease, and a leasehold price pays for those years. Across villas of every size, the median lease left by area runs from 24 years in Seminyak to 29 in Denpasar.

Between two leaseholds, the fairer comparison is the price divided by the years left. The 2-bedroom table shows it: Sanur asks more than Pererenan for a 2-bedroom, yet works out cheaper per year of lease (IDR 149M against IDR 185M), because Sanur's leases run longer.

Most villas for sale are leasehold in every area we track: 86% in Canggu, 75% in Uluwatu, 84% in Ubud. Nusa Dua is the most mixed, at 54% leasehold.

Who can hold which title, how extensions work and what to check in a lease are legal questions. Our guide Leasehold vs freehold in Bali covers them, and Taxes and fees when buying property in Bali works out what a purchase costs on top of the price.

What the median doesn't tell you

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

Size isn't in the medians. A 3-bedroom on a small plot and one on a large plot sit in the same cell. The leasehold pages do publish a price per m² of building, and for leaseholds it runs from IDR 27.8M in Denpasar to IDR 35.4M in Sanur, counting areas with 20 or more listings that state a building size. We don't publish a price per m² of land.

Finish and age aren't in them either: a new build and a villa that needs work count the same. The spread is wide. The middle half of 3-bedroom freeholds in Canggu asks IDR 5.8B to 12B, across 140 listings.

The medians also mix villas still under construction with finished ones. An off-plan price carries a delivery risk that a finished villa doesn't.

FAQ