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Analysis

Bali Villa Price Index Q3 2026: Cost-Per-Square-Meter Benchmark Across 8 Corridors (294 Data Points)

Independent quarterly price benchmark for foreign Bali villa investors. 294 verified asking-price data points across 8 corridors (Canggu, Berawa, Pererenan, Uluwatu, Seminyak, Sanur, Ubud, Nusa Dua) compiled June 2026. Median entry/mid/trophy tier prices, $/m² built benchmarks, leasehold vs freehold premium, methodology disclosure. Quarterly refresh.

By Oleg Levkovskiy · Published June 27, 2026

Quick facts

  1. 01294 verified asking-price data points across 8 Bali corridors compiled June 2026 for Q3 2026 reference. Quarterly refresh published next on 2026-09-30.
  2. 02ENTRY-tier ($300-500k) median asking price ranges from $167k (Nusa Dua) to $492k (Uluwatu) — 2.9x corridor spread driven by ITDC off-plan supply at low end and clifftop scarcity at high end.
  3. 03TROPHY-tier ($1M+) median asking price ranges from $1.08M (Canggu mature core) to $1.70M (Ubud signature freehold estates). Seminyak trophy ceiling ($3.34M) and Uluwatu trophy ceiling ($2.28M) define the upper bound for residential foreign-buyer product.
  4. 04Median $/m² built across all 8 corridors: $1,929. Range: $1,207 (Nusa Dua, dilution from large freehold land bundles) to $2,374 (Pererenan, scarcity premium in the emerging-Canggu corridor).
Editorial photograph of a property ledger, vintage brass calculator with paper tape, digital calipers, antique compass, and Balinese stone temple miniature on a teak desk illustrating quarterly property price index methodology

Key Takeaways

  1. 294 verified asking-price data points across 8 Bali corridors compiled June 2026 for Q3 2026 reference. Quarterly refresh published next on 2026-09-30.
  2. ENTRY-tier ($300-500k) median asking price ranges from $167k (Nusa Dua) to $492k (Uluwatu) — 2.9x corridor spread driven by ITDC off-plan supply at low end and clifftop scarcity at high end.
  3. TROPHY-tier ($1M+) median asking price ranges from $1.08M (Canggu mature core) to $1.70M (Ubud signature freehold estates). Seminyak trophy ceiling ($3.34M) and Uluwatu trophy ceiling ($2.28M) define the upper bound for residential foreign-buyer product.
  4. Median $/m² built across all 8 corridors: $1,929. Range: $1,207 (Nusa Dua, dilution from large freehold land bundles) to $2,374 (Pererenan, scarcity premium in the emerging-Canggu corridor).
  5. Freehold premium vs comparable leasehold: clean +12% to +38% depending on corridor maturity. Ubud delivers the textbook +37.8% premium; Pererenan compressed to +7-15% (sellers pricing aggressively to clear new inventory); Canggu shows +130-140% on absolute prices for matched-spec 3BR.
  6. Asking-vs-transacted gap: median asking typically sits 8-12% above closing in current Bali market. Apply discount for transaction-grade index. Documented in Seminyak motivated-seller listings explicitly priced 'under value'.

Key takeaways

  • 294 verified asking-price data points across 8 Bali corridors compiled June 2026 for Q3 2026 reference
  • ENTRY-tier ($300-500k) median asking ranges $167k (Nusa Dua) to $492k (Uluwatu)
  • TROPHY-tier ($1M+) median asking ranges $1.08M (Canggu) to $1.70M (Ubud)
  • Cross-corridor median $/m² built: $1,929 — range $1,207 (Nusa Dua) to $2,374 (Pererenan)
  • Freehold premium vs comparable leasehold: clean +12% to +38% depending on corridor maturity
  • Asking-vs-transacted gap: typically 8-12% downward — apply discount for transaction-grade index

Bali Villa Select compiles this quarterly because foreign buyers consistently report broker-supplied price benchmarks that range 40-60% wider than what we observe across multiple independent sources. The point of this index is not to replace transacted-price registries (which do not exist in Bali for residential foreign-buyer stock), but to set a credible reference point for the asking-price market. Use it as a sanity check on broker-quoted entries.

The Q3 2026 dataset covers 8 corridors × 3 price tiers = 24 reference cells, plus per-corridor $/m² built benchmarks and freehold-versus-leasehold premium readings.

The Q3 2026 entry-tier medians, corridor by corridor — a 78-second read of the dataset below.

Frequently Asked

How was the Bali Villa Price Index Q3 2026 compiled?

The Bali Villa Select editorial desk pulled 294 verified asking-price data points from public broker listings across 8 corridors between April and June 2026. Sources include bali-home-immo.com, exotiqproperty.com, baliexception.com, villabalisale.com, propertia.com, harcourtspurbabali.com, prestigepropertybali.com, plus internal verified marketplace inventory. Each data point captures: asking price (USD-normalized at 16,200 IDR/USD), bedrooms, built m² (where disclosed), land m², ownership structure (Hak Sewa leasehold years remaining or freehold), and source URL. Outliers were excluded (commercial multi-villa compounds, properties with implausible m² claims, sub-residential micro-units). Per-tier medians and 25th/75th percentiles were computed on the cleaned dataset. The full dataset is published quarterly on a 90-day refresh cycle. Next index: 2026-09-30 for Q4 2026 reference.

Why are Nusa Dua villas substantially cheaper per m² than Canggu villas?

Nusa Dua $/m² built ($1,207) is the lowest across the 8 corridors because the corridor's freehold inventory tends to bundle larger land plots (450-1,200 m² land typical for ITDC-adjacent product) which dilutes the per-built-m² number. Canggu and Berawa average $2,200-2,400/m² because they trade on smaller-footprint product where built m² is the binding constraint and beach-club-anchored demand sustains higher absolute pricing per built square. The Nusa Dua signal is structural and consistent — institutional ITDC-masterplanned land carries lower volatility but also lower per-m² premium versus the entrepreneurial Canggu-Pererenan-Berawa axis where new freehold land is the binding scarcity. Net: Nusa Dua trophy-tier ($1.19M median) is approximately equal to Berawa trophy median, but Nusa Dua you get materially more land for the same dollar.

What is the actual freehold-versus-leasehold price premium in Bali in 2026?

The freehold premium varies by corridor maturity and inventory thinness. Three patterns: (1) Mature core (Canggu Berawa/Batu Bolong): matched-spec 3BR freehold trades at 130-140% of comparable leasehold — true scarcity premium because new freehold land in the saturated core is structurally limited. (2) Standard mature (Seminyak, Uluwatu, Nusa Dua): freehold premium 11-24% per built m² — sustainable arbitrage but not as extreme. (3) Emerging corridors (Pererenan): freehold premium compressed to 7-15% — sellers pricing freehold close to leasehold to clear new inventory while supply is still elastic. (4) Lifestyle interior (Ubud): clean +37.8% freehold premium per built m² because the limiting factor is the land itself, not the build. Investors holding 5+ years should pay the freehold premium in mature core and Ubud; investors with 3-5 year horizons can extract better arbitrage in Pererenan and emerging Uluwatu sub-corridors.

What is the cheapest Bali corridor for foreign-investor villa entry in Q3 2026?

Two answers depending on what entry means. ABSOLUTE CHEAPEST entry-tier asking price: Nusa Dua ($167k median), Pererenan ($278k median), Sanur ($336k median). LOWEST $/m² BUILT (best value-per-square): Nusa Dua ($1,207/m²) and Ubud ($1,558/m²). LOWEST FREEHOLD ENTRY: Nusa Dua off-plan 2-3BR with HGB land rights consistently below $200k. CAVEAT: Nusa Dua's cheap entry tier is small-land off-plan stock around ITDC-adjacent areas (Mumbul, Kutuh, Sawangan), not direct beachfront. For genuine yield-grade investor entry (3BR Hak Sewa leasehold with 25+ years remaining within 10 minutes of beach), the $300-400k Sanur tier and $278-340k Pererenan tier are the strongest absolute value picks. Verify operating-corridor licensing exposure separately — see our Pondok Wisata Licensing Guide.

Where is the Bali trophy-tier ceiling in Q3 2026?

Three corridors define the residential trophy ceiling for the foreign-investor market: (1) Seminyak at $3.34M (5BR freehold residential — represents the absolute ceiling on broker-tradeable residential stock outside Uluwatu cliff). (2) Uluwatu at $2.28M (4BR freehold ocean-view, structurally scarce clifftop land). (3) Ubud at $3.02M (Quintessential Mountain Valley Estate, 3,730 m² land, signature freehold Petanu River frontage). Above these levels, transactions move off broker MLS into bespoke deal architecture — for example, single trophy listings at $20M+ (Uluwatu Nyang Nyang) and Bukit clifftop estates. The Bali Villa Select desk tracks roughly 8-10 active trophy listings ($1.5M+) per corridor at any given time. Note that branded-residence stock (Como Uma adjacency, Capella branded units, Banyan Tree Buahan-style assets) sells direct from developer and does NOT appear in this index — broker MLS underrepresents the true Bali trophy ceiling by approximately 30-40%.

How often is the Bali Villa Price Index refreshed and what changes between updates?

Quarterly refresh on a 90-day cycle. Next index: 2026-09-30 for Q4 2026 reference, then 2026-12-31 for Q1 2027, then 2027-03-31 for Q2 2027. Per-refresh changes: (1) Methodology version bumped if data point thresholds change (Q3 2026 = methodology v1.0, 294 points; target Q4 2026 = methodology v1.1 with 400+ points). (2) Cross-quarter delta table comparing entry/mid/trophy median per corridor. (3) Outlier handling notes if a single trophy listing materially shifts the upper quartile. (4) Freehold-vs-leasehold premium re-computation as supply elasticity shifts. The full asking-vs-transacted gap will be reported when consistent transacted data is available — currently we report only asking-price benchmarks because Bali has no public transacted-price registry, and broker-reported transacted figures carry ~8-12% downward bias from asking prices. Corrections to any published cell are tracked in the editorial corrections registry at https://balivillaselect.com/corrections.

Related editorial

Sources

  1. Bali Villa Select Editorial — Methodology v1.0 + 294-point asking-price datasetaccessed June 27, 2026
  2. Bank of Indonesia (BI) — IDR/USD reference rateaccessed June 27, 2026
  3. Statistics Indonesia (BPS Bali) — provincial property statisticsaccessed June 27, 2026
  4. Public broker listings (sample): bali-home-immo.com, exotiqproperty.com, baliexception.com, villabalisale.com, propertia.com, harcourtspurbabali.com, prestigepropertybali.comaccessed June 27, 2026
  5. Indonesia Investment Coordinating Board (BKPM) — PT PMA registration dataaccessed June 27, 2026
  6. Bali Villa Select Marketplace — independently verified listings sampleaccessed June 27, 2026