[{"data":1,"prerenderedAt":1003},["ShallowReactive",2],{"article-bali-villa-price-index-q3-2026":3,"related-en-canggu-property-investment-guide-2026-berawa-property-investment-guide-2026-uluwatu-property-investment-guide-2026-seminyak-property-investment-guide-2026-sanur-property-investment-guide-2026-ubud-property-investment-guide-2026-nusa-dua-property-investment-guide-luxury-low-risk-market-bali-property-tax-guide-2026-foreign-investors-ajb-hak-sewa-signing-step-by-step-bali-2026-pondok-wisata-licensing-bali-villa-str-2026-pma-vs-leasehold-in-bali-which-structure-fits-which-investor-bali-villa-exit-modelling-2026-methodology-marketplace":966},{"id":4,"title":5,"areaName":6,"areaSlug":6,"author":7,"body":8,"canonical":851,"citations":852,"comparisonTable":6,"crossAreas":872,"description":873,"extension":874,"faq":875,"forPersonas":894,"heroAlt":6,"heroImage":6,"heroLede":6,"hreflangAlternates":895,"imageAlt":908,"imageUrl":909,"internalLinksOut":910,"keyTakeaways":925,"lastReview":6,"locale":932,"meta":933,"modifiedTime":856,"navigation":939,"nextReview":6,"notForPersonas":940,"operationsParagraphs":941,"path":942,"positioningLine":6,"primaryKeyword":943,"publicationTime":856,"regionEyebrow":6,"regulatoryParagraphs":944,"relatedReading":945,"retrospective":6,"risks":946,"secondaryKeywords":947,"seo":960,"stats":6,"stem":961,"subCorridors":962,"topicCluster":963,"transactions":964,"transactionsCaption":6,"__hash__":965},"blog\u002Fbali-villa-price-index-q3-2026.md","Bali Villa Price Index Q3 2026: Cost-Per-Square-Meter Benchmark Across 8 Corridors (294 Data Points)",null,"Oleg Levkovskiy",{"type":9,"value":10,"toc":825},"minimark",[11,16,38,42,45,49,52,56,59,283,288,291,294,297,301,304,444,447,451,454,553,556,560,564,567,571,574,578,581,585,588,592,595,599,602,606,609,613,616,620,623,634,637,641,644,677,681,782,786,789,809,818],[12,13,15],"h2",{"id":14},"key-takeaways","Key takeaways",[17,18,19,23,26,29,32,35],"ul",{},[20,21,22],"li",{},"294 verified asking-price data points across 8 Bali corridors compiled June 2026 for Q3 2026 reference",[20,24,25],{},"ENTRY-tier ($300-500k) median asking ranges $167k (Nusa Dua) to $492k (Uluwatu)",[20,27,28],{},"TROPHY-tier ($1M+) median asking ranges $1.08M (Canggu) to $1.70M (Ubud)",[20,30,31],{},"Cross-corridor median $\u002Fm² built: $1,929 — range $1,207 (Nusa Dua) to $2,374 (Pererenan)",[20,33,34],{},"Freehold premium vs comparable leasehold: clean +12% to +38% depending on corridor maturity",[20,36,37],{},"Asking-vs-transacted gap: typically 8-12% downward — apply discount for transaction-grade index",[39,40,41],"p",{},"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.",[39,43,44],{},"The Q3 2026 dataset covers 8 corridors × 3 price tiers = 24 reference cells, plus per-corridor $\u002Fm² built benchmarks and freehold-versus-leasehold premium readings.",[12,46,48],{"id":47},"methodology-in-one-paragraph","Methodology in one paragraph",[39,50,51],{},"Asking-price data points pulled from 7 public broker platforms (bali-home-immo.com, exotiqproperty.com, baliexception.com, villabalisale.com, propertia.com, harcourtspurbabali.com, prestigepropertybali.com) between April and June 2026, plus the Bali Villa Select internal marketplace (14 verified listings). Each row captures asking price normalized to USD at 16,200 IDR\u002FUSD, bedrooms, built m² where disclosed, land m², ownership structure (Hak Sewa leasehold years remaining or freehold \u002F PT PMA), and source URL. Outliers excluded: commercial multi-villa compounds (5BR+ at developer wholesale), boutique-hotel hospitality assets, sub-residential micro-units under 30 m² built, and properties with structurally implausible m² claims. Per-tier medians and 25th\u002F75th percentiles computed on cleaned data. Total clean data points: 294 (target Q4 2026 update: 400+).",[12,53,55],{"id":54},"the-24-cell-price-matrix","The 24-cell price matrix",[39,57,58],{},"Median asking price in USD per corridor and tier. Tiers: ENTRY ($300-500k), MID ($500k-$1M), TROPHY ($1M+).",[60,61,62,88],"table",{},[63,64,65],"thead",{},[66,67,68,72,76,79,82,85],"tr",{},[69,70,71],"th",{},"Corridor",[69,73,75],{"align":74},"right","n",[69,77,78],{"align":74},"ENTRY median",[69,80,81],{"align":74},"MID median",[69,83,84],{"align":74},"TROPHY median",[69,86,87],{"align":74},"Median $\u002Fm² built",[89,90,91,112,132,151,171,191,211,231,251],"tbody",{},[66,92,93,97,100,103,106,109],{},[94,95,96],"td",{},"Canggu (mature core)",[94,98,99],{"align":74},"46",[94,101,102],{"align":74},"$339,506",[94,104,105],{"align":74},"$648,148",[94,107,108],{"align":74},"$1,080,247",[94,110,111],{"align":74},"$2,217",[66,113,114,117,120,123,126,129],{},[94,115,116],{},"Berawa (Canggu sub)",[94,118,119],{"align":74},"39",[94,121,122],{"align":74},"$400,219",[94,124,125],{"align":74},"$670,000",[94,127,128],{"align":74},"$1,193,000",[94,130,131],{"align":74},"$2,225",[66,133,134,137,139,142,145,148],{},[94,135,136],{},"Pererenan (emerging)",[94,138,99],{"align":74},[94,140,141],{"align":74},"$277,778",[94,143,144],{"align":74},"$691,358",[94,146,147],{"align":74},"$1,419,753",[94,149,150],{"align":74},"$2,374",[66,152,153,156,159,162,165,168],{},[94,154,155],{},"Uluwatu (Bukit)",[94,157,158],{"align":74},"33",[94,160,161],{"align":74},"$492,000",[94,163,164],{"align":74},"$617,000",[94,166,167],{"align":74},"$1,340,000",[94,169,170],{"align":74},"$2,028",[66,172,173,176,179,182,185,188],{},[94,174,175],{},"Seminyak (mature deep)",[94,177,178],{"align":74},"36",[94,180,181],{"align":74},"$420,000",[94,183,184],{"align":74},"$718,000",[94,186,187],{"align":74},"$1,540,000",[94,189,190],{"align":74},"$1,929",[66,192,193,196,199,202,205,208],{},[94,194,195],{},"Sanur (east coast)",[94,197,198],{"align":74},"37",[94,200,201],{"align":74},"$336,420",[94,203,204],{"align":74},"$699,043",[94,206,207],{"align":74},"$1,541,944",[94,209,210],{"align":74},"$1,851",[66,212,213,216,219,222,225,228],{},[94,214,215],{},"Ubud (interior wellness)",[94,217,218],{"align":74},"34",[94,220,221],{"align":74},"$388,889",[94,223,224],{"align":74},"$740,741",[94,226,227],{"align":74},"$1,697,531",[94,229,230],{"align":74},"$1,558",[66,232,233,236,239,242,245,248],{},[94,234,235],{},"Nusa Dua (ITDC)",[94,237,238],{"align":74},"23",[94,240,241],{"align":74},"$166,667",[94,243,244],{"align":74},"$573,215",[94,246,247],{"align":74},"$1,193,333",[94,249,250],{"align":74},"$1,207",[66,252,253,259,264,269,274,279],{},[94,254,255],{},[256,257,258],"strong",{},"Aggregate median",[94,260,261],{"align":74},[256,262,263],{},"294",[94,265,266],{"align":74},[256,267,268],{},"$339,000",[94,270,271],{"align":74},[256,272,273],{},"$673,500",[94,275,276],{"align":74},[256,277,278],{},"$1,367,000",[94,280,281],{"align":74},[256,282,190],{},[284,285,287],"h3",{"id":286},"reading-the-matrix","Reading the matrix",[39,289,290],{},"ENTRY-tier range $167k to $492k — a 2.9x corridor spread. This is by far the most actionable cell for $300-500k foreign-investor capital. Nusa Dua's low entry median is driven by ITDC-adjacent off-plan small-land stock; Uluwatu's elevated entry median reflects the high clifftop floor where below-$300k product is structurally rare. The $336k Sanur entry and $278k Pererenan entry represent the strongest value-per-dollar for genuine 3BR Hak Sewa product within 10 minutes of beach.",[39,292,293],{},"MID-tier ($500k-$1M) is the deepest pool — 73 data points across the 8 corridors. The Pererenan ($691k) and Sanur ($699k) MID medians are within 1.2 percent of each other despite radically different corridor characters. This reflects a structural market-clearing level for 3-4BR family-grade product across mature secondary corridors.",[39,295,296],{},"TROPHY-tier ($1M+) bifurcates clearly. Canggu trophy ($1.08M) is the lowest because the mature core's existing trophy inventory is older and the new-build trophy stream goes to Berawa\u002FPererenan. Ubud trophy ($1.70M) and Seminyak trophy ($1.54M) reflect the resilient ceiling on residential foreign-buyer stock at the structurally scarce edge.",[12,298,300],{"id":299},"the-m-built-benchmark","The $\u002Fm² built benchmark",[39,302,303],{},"Median price per m² of built area, computed on 162 data points where built m² was disclosed.",[60,305,306,321],{},[63,307,308],{},[66,309,310,312,315,318],{},[69,311,71],{},[69,313,314],{"align":74},"$\u002Fm² built",[69,316,317],{"align":74},"Range",[69,319,320],{},"Read",[89,322,323,336,349,362,375,388,401,414,427],{},[66,324,325,328,330,333],{},[94,326,327],{},"Pererenan",[94,329,150],{"align":74},[94,331,332],{"align":74},"$1,194-$3,576",[94,334,335],{},"Scarcity premium in emerging-Canggu corridor; new freehold land is the binding constraint",[66,337,338,341,343,346],{},[94,339,340],{},"Berawa",[94,342,131],{"align":74},[94,344,345],{"align":74},"$1,051-$4,124",[94,347,348],{},"Beach-club-anchored premium; freehold cohort averages $2,400\u002Fm², leasehold $2,150\u002Fm²",[66,350,351,354,356,359],{},[94,352,353],{},"Canggu (broad)",[94,355,111],{"align":74},[94,357,358],{"align":74},"$751-$4,085",[94,360,361],{},"Mature core with established yield economics; 25-30y Hak Sewa default product",[66,363,364,367,369,372],{},[94,365,366],{},"Uluwatu",[94,368,170],{"align":74},[94,370,371],{"align":74},"$1,348-$3,333",[94,373,374],{},"Off-plan dominated; clifftop trophy product elevates upper range",[66,376,377,380,382,385],{},[94,378,379],{},"Seminyak",[94,381,190],{"align":74},[94,383,384],{"align":74},"$1,360-$5,512",[94,386,387],{},"Deep resale market with wide bid-ask spreads (40% range on like-spec 3BR LH)",[66,389,390,393,395,398],{},[94,391,392],{},"Sanur",[94,394,210],{"align":74},[94,396,397],{"align":74},"$824-$3,355",[94,399,400],{},"Steady-yield east coast; 3BR family product dominates",[66,402,403,406,408,411],{},[94,404,405],{},"Ubud",[94,407,230],{"align":74},[94,409,410],{"align":74},"$442-$3,740",[94,412,413],{},"Lot sizes balloon (700-3,730 m² land typical); built m² spread thin",[66,415,416,419,421,424],{},[94,417,418],{},"Nusa Dua",[94,420,250],{"align":74},[94,422,423],{"align":74},"$871-$2,998",[94,425,426],{},"ITDC-adjacent large freehold land plots dilute per-built-m² number",[66,428,429,434,438,441],{},[94,430,431],{},[256,432,433],{},"All corridors",[94,435,436],{"align":74},[256,437,190],{},[94,439,440],{"align":74},"$442-$5,512",[94,442,443],{},"Methodology v1.0 reference benchmark",[39,445,446],{},"The Pererenan-versus-Nusa-Dua delta is the cleanest single signal in this index. Nusa Dua delivers $1,207\u002Fm² with structural land scarcity benefits (HGB freehold standard) — Pererenan delivers $2,374\u002Fm² with elastic new-supply pricing. Buyers underwriting on $\u002Fm² alone consistently miss this: Nusa Dua $\u002Fm² looks too cheap because the corridor's freehold inventory bundles larger land plots into the median.",[12,448,450],{"id":449},"freehold-versus-leasehold-price-premium","Freehold versus leasehold price premium",[39,452,453],{},"Computed on matched-specification pairs (same beds, same approximate built m², same corridor) where both freehold and Hak Sewa leasehold listings are available simultaneously.",[60,455,456,467],{},[63,457,458],{},[66,459,460,462,465],{},[69,461,71],{},[69,463,464],{"align":74},"FH vs LH premium per built m²",[69,466,320],{},[89,468,469,480,490,500,511,522,533,543],{},[66,470,471,474,477],{},[94,472,473],{},"Canggu Berawa\u002FBatu Bolong",[94,475,476],{"align":74},"+130-140% on absolute 3BR",[94,478,479],{},"True scarcity premium — new freehold land in saturated core is structurally limited",[66,481,482,484,487],{},[94,483,405],{},[94,485,486],{"align":74},"+37.8% per built m²",[94,488,489],{},"Textbook structural premium — land is the binding factor",[66,491,492,494,497],{},[94,493,379],{},[94,495,496],{"align":74},"+24.6% per built m²",[94,498,499],{},"Mature deep market with established freehold supply",[66,501,502,505,508],{},[94,503,504],{},"Berawa standalone",[94,506,507],{"align":74},"+12% per built m²",[94,509,510],{},"Branded-product scarcity drives absolute trophy convergence",[66,512,513,516,519],{},[94,514,515],{},"Uluwatu (matched 3BR)",[94,517,518],{"align":74},"+30-60% per land m²",[94,520,521],{},"Clifftop freehold trades at acute scarcity premium",[66,523,524,527,530],{},[94,525,526],{},"Nusa Dua (matched 2BR)",[94,528,529],{"align":74},"+11.5%",[94,531,532],{},"Modest premium — ITDC freehold supply is regulated, not market-constrained",[66,534,535,537,540],{},[94,536,327],{},[94,538,539],{"align":74},"+7-15%",[94,541,542],{},"Compressed — sellers pricing freehold close to leasehold to clear new inventory",[66,544,545,547,550],{},[94,546,392],{},[94,548,549],{"align":74},"-11.6% (size-mix artifact)",[94,551,552],{},"Freehold tends to larger built area; per-m² number dilutes — not a real LH-favored signal",[39,554,555],{},"The Pererenan compression is the most actionable arbitrage in this index. Buyers paying within 7-15 percent of Hak Sewa leasehold prices can secure freehold structure with smaller land plots (156-220 m² typical) in a corridor that the editorial desk projects will trade to Canggu-style 130-140 percent freehold premiums within 24-36 months as the corridor matures.",[12,557,559],{"id":558},"per-corridor-narrative-q3-2026","Per-corridor narrative (Q3 2026)",[284,561,563],{"id":562},"canggu-mature-core-n46","Canggu (mature core, n=46)",[39,565,566],{},"The mature core is now an arbitrage-thin market. Entry-tier asking medians ($339k for 25-year Hak Sewa 3BR) are stable. Mid-tier ($648k) is the largest pool with 14 active listings. Trophy ($1.08M median, 10 listings) is structurally older inventory — most new-build trophy supply is being channeled to Berawa\u002FPererenan rather than central Canggu. The freehold premium of 130-140 percent on matched-spec 3BR reflects that new freehold land in the saturated core has essentially stopped being created.",[284,568,570],{"id":569},"berawa-canggu-sub-corridor-n39","Berawa (Canggu sub-corridor, n=39)",[39,572,573],{},"Berawa entry-tier median ($400k) sits roughly 1.4-1.5x of generic Canggu entry. Trophy ($1.19M median) is dominated by leasehold 4-6BR product near the beach. Off-plan branded-residence stock (Echo Beach, Mahaway, Bali Living developments) trades direct from developer and does NOT appear in broker MLS — therefore the actual trophy ceiling in Berawa is materially above what this dataset captures. Conservative reading: broker MLS underrepresents Berawa trophy by 30-40 percent.",[284,575,577],{"id":576},"pererenan-emerging-canggu-adjacent-n46","Pererenan (emerging Canggu adjacent, n=46)",[39,579,580],{},"The clearest arbitrage signal in this index. Entry-tier median ($278k) trades 22 percent below Canggu entry. Trophy-tier median ($1.42M) is the second-highest in this index because river+ocean view 4-5BR product is increasingly cross-priced with Canggu trophy. The 7-15 percent freehold premium is unusually compressed — sellers are pricing freehold close to leasehold to clear new inventory while supply elasticity remains high. The editorial desk projects this premium will widen to Canggu-style 130-140 percent within 24-36 months as Pererenan matures.",[284,582,584],{"id":583},"uluwatu-bukit-clifftop-n33","Uluwatu (Bukit clifftop, n=33)",[39,586,587],{},"Off-plan dominated with thin resale liquidity. Entry-tier median ($492k) is elevated because below-$300k product is structurally rare in the Bukit. Trophy-tier median ($1.34M) is supported by genuine clifftop freehold scarcity. The 30-60 percent per-land-m² freehold premium reflects that buildable clifftop land is a closed-supply asset. Single trophy listings at $2.28M and above (East Uluwatu newly built) define the upper bound for residential foreign-buyer stock.",[284,589,591],{"id":590},"seminyak-mature-deep-n36","Seminyak (mature deep, n=36)",[39,593,594],{},"The deepest resale market in this index — 36 data points with the widest bid-ask gap (40 percent range on comparable 3BR leasehold). One Exotiq listing explicitly priced \"under value for lease\" at $1.60M \u002F 856 m² built ($1,875\u002Fm²) confirms motivated-seller dynamics in the trophy tier. The lease-length premium is brutal: 35-year remaining Hak Sewa trades at approximately 100 percent premium per built m² versus 24-year remaining for same-corridor 2BR product. Long-lease pricing discipline is consistent.",[284,596,598],{"id":597},"sanur-east-coast-n37","Sanur (east coast, n=37)",[39,600,601],{},"The steady-yield corridor. Entry-tier median ($336k) is dominated by 3BR Hak Sewa family product on tiny lots. The Sanur freehold-minus-leasehold per-built-m² gap (-11.6 percent) is a size-mix artifact rather than a real signal — freehold inventory tends toward larger Harcourts trophy stock (612-1,236 m² built) which dilutes the per-m² number. On apples-to-apples matched-spec ENTRY pairs the freehold premium reverses positive. Trophy is thin (n=4) but contains the single highest residential asking in this corridor at $2.76M (Harcourts central Sanur 4BR freehold).",[284,603,605],{"id":604},"ubud-interior-wellness-n34","Ubud (interior wellness, n=34)",[39,607,608],{},"The wellness-anchored interior corridor delivers the textbook freehold premium reading (+37.8 percent per built m²) because land is the binding scarcity factor, not the build. Trophy ($1.70M median, 8 data points) is the deepest trophy pool in the index — riverfront and Petanu River frontage 4-5BR freehold estates with 700-2,910 m² land typical. NOTE: branded-residence Ubud stock (Como Uma adjacency, Banyan Tree Buahan, Capella branded units) sells direct from developer and is excluded from this dataset — broker MLS underrepresents true Ubud trophy ceiling by 30-40 percent.",[284,610,612],{"id":611},"nusa-dua-institutional-itdc-n23","Nusa Dua (institutional ITDC, n=23)",[39,614,615],{},"Lowest entry-tier asking median in the index ($167k) and lowest $\u002Fm² built ($1,207). Both numbers are structural rather than a discount signal. Entry-tier inventory is off-plan 2-3BR product on small lots adjacent to ITDC-masterplanned land (Mumbul, Kutuh, Sawangan). Per-m² number compressed because freehold inventory bundles larger land (450-1,200 m² typical) into the median. Trophy ($1.19M median) converges with Berawa trophy — but for the same dollar Nusa Dua delivers materially more land. Modest freehold premium (+11.5 percent) reflects ITDC's regulated rather than market-constrained land supply.",[12,617,619],{"id":618},"asking-versus-transacted-gap","Asking-versus-transacted gap",[39,621,622],{},"All medians in this index are asking prices, not transactions. Bali has no public transacted-price registry for residential foreign-buyer stock, and broker-reported transacted figures carry consistent downward bias from asking:",[17,624,625,628,631],{},[20,626,627],{},"Single explicitly-flagged \"motivated seller\" Seminyak listing: 25 percent below comparable trophy-lease pricing",[20,629,630],{},"Common Berawa 30-day-listing markdown pattern: 5-8 percent off asking",[20,632,633],{},"Closing-gap convention reported by closing notaries: 8-12 percent below asking",[39,635,636],{},"Applied across the full dataset: a buyer reading the ENTRY-tier $339k Canggu median should anticipate transacting around $310-320k for like-spec product. Trophy-tier $1.08M Canggu median should anticipate $940-990k transacted. The 8-12 percent discount is the editorial desk's reference convention until consistent transacted data becomes available.",[12,638,640],{"id":639},"what-this-index-does-not-capture","What this index does NOT capture",[39,642,643],{},"Five exclusions disclosed for methodological hygiene:",[645,646,647,653,659,665,671],"ol",{},[20,648,649,652],{},[256,650,651],{},"Direct-from-developer branded-residence stock"," (Como Uma, Banyan Tree Buahan, Capella, Mahaway, Bali Living, Echo Beach Estates) which trades direct without broker MLS exposure. Estimated 30-40 percent of true trophy-tier transactions in Berawa, Ubud, Uluwatu.",[20,654,655,658],{},[256,656,657],{},"Off-market trophy transactions"," at $5M+ levels (Nyang Nyang $20M+ tier, exceptional clifftop estates). Single trophy listings show but full transaction stream does not.",[20,660,661,664],{},[256,662,663],{},"Pre-purchase land plots"," sold separately from villa builds. This index covers built or off-plan-villa product only.",[20,666,667,670],{},[256,668,669],{},"Investment-grade boutique-hotel hospitality assets"," (6+ bedroom resort-style compounds). Excluded as commercial rather than residential.",[20,672,673,676],{},[256,674,675],{},"Distressed sales below market floors"," — properties priced 25+ percent below median for the corridor are flagged but excluded from medians on review.",[12,678,680],{"id":679},"internal-cross-references","Internal cross-references",[17,682,683,691,698,705,712,719,726,733,740,747,754,761,768,775],{},[20,684,685,690],{},[686,687,689],"a",{"href":688},"\u002Fcanggu-property-investment-guide-2026","Canggu Property Investment Guide 2026"," — full corridor read for mature core",[20,692,693,697],{},[686,694,696],{"href":695},"\u002Fberawa-property-investment-guide-2026","Berawa Property Investment Guide 2026"," — Berawa standalone sub-corridor breakdown",[20,699,700,704],{},[686,701,703],{"href":702},"\u002Fuluwatu-property-investment-guide-2026","Uluwatu Property Investment Guide 2026"," — Bukit clifftop corridor analysis",[20,706,707,711],{},[686,708,710],{"href":709},"\u002Fseminyak-property-investment-guide-2026","Seminyak Property Investment Guide 2026"," — mature deep market characteristics",[20,713,714,718],{},[686,715,717],{"href":716},"\u002Fsanur-property-investment-guide-2026","Sanur Property Investment Guide 2026"," — east-coast steady-yield corridor",[20,720,721,725],{},[686,722,724],{"href":723},"\u002Fubud-property-investment-guide-2026","Ubud Property Investment Guide 2026"," — interior wellness market structure",[20,727,728,732],{},[686,729,731],{"href":730},"\u002Fnusa-dua-property-investment-guide-luxury-low-risk-market","Nusa Dua Property Investment Guide"," — institutional ITDC tier",[20,734,735,739],{},[686,736,738],{"href":737},"\u002Fbali-property-tax-guide-2026-foreign-investors","Bali Property Tax Guide 2026"," — annual + transactional tax stack on these prices",[20,741,742,746],{},[686,743,745],{"href":744},"\u002Fajb-hak-sewa-signing-step-by-step-bali-2026","AJB Hak Sewa Signing Step-by-Step"," — transaction-day process",[20,748,749,753],{},[686,750,752],{"href":751},"\u002Fpondok-wisata-licensing-bali-villa-str-2026","Pondok Wisata Licensing Complete Guide"," — STR-licensing layer on commercial use",[20,755,756,760],{},[686,757,759],{"href":758},"\u002Fpma-vs-leasehold-in-bali-which-structure-fits-which-investor","PT PMA vs Leasehold Decision Tree"," — structural choice impacting entry pricing",[20,762,763,767],{},[686,764,766],{"href":765},"\u002Fbali-villa-exit-modelling-2026","Bali Villa Exit Modelling 2026"," — projecting exit returns on these acquisition prices",[20,769,770,774],{},[686,771,773],{"href":772},"\u002Fmarketplace","Bali Villa Select Marketplace"," — verified independent inventory cross-referenced in this dataset",[20,776,777,781],{},[686,778,780],{"href":779},"\u002Fmethodology","Editorial Methodology"," — source tiers, citation rules, refresh schedule",[12,783,785],{"id":784},"next-quarterly-refresh","Next quarterly refresh",[39,787,788],{},"This dataset is published quarterly on a 90-day refresh cycle.",[17,790,791,797,803],{},[20,792,793,796],{},[256,794,795],{},"2026-09-30"," — Q4 2026 reference index (target dataset size: 400+ data points, methodology v1.1)",[20,798,799,802],{},[256,800,801],{},"2026-12-31"," — Q1 2027 reference index with full-year-2026 retrospective overlay",[20,804,805,808],{},[256,806,807],{},"2027-03-31"," — Q2 2027 reference index with first cross-quarter delta table",[39,810,811,812,817],{},"Corrections to any published cell are tracked publicly in the editorial corrections registry at ",[686,813,814],{"href":814,"rel":815},"https:\u002F\u002Fbalivillaselect.com\u002Fcorrections",[816],"nofollow"," within 48 hours of verification. The editorial desk maintains a USD 50 bug bounty for verifiable factual errors per the corrections-bounty policy.",[39,819,820,821,824],{},"For investors needing a structural read on a specific property within this dataset, the Bali Villa Select desk reviews individual acquisitions against the index. Request a structured pre-purchase review via ",[686,822,823],{"href":779},"methodology page",".",{"title":826,"searchDepth":827,"depth":828,"links":829},"",2,3,[830,831,832,835,836,837,847,848,849,850],{"id":14,"depth":827,"text":15},{"id":47,"depth":827,"text":48},{"id":54,"depth":827,"text":55,"children":833},[834],{"id":286,"depth":828,"text":287},{"id":299,"depth":827,"text":300},{"id":449,"depth":827,"text":450},{"id":558,"depth":827,"text":559,"children":838},[839,840,841,842,843,844,845,846],{"id":562,"depth":828,"text":563},{"id":569,"depth":828,"text":570},{"id":576,"depth":828,"text":577},{"id":583,"depth":828,"text":584},{"id":590,"depth":828,"text":591},{"id":597,"depth":828,"text":598},{"id":604,"depth":828,"text":605},{"id":611,"depth":828,"text":612},{"id":618,"depth":827,"text":619},{"id":639,"depth":827,"text":640},{"id":679,"depth":827,"text":680},{"id":784,"depth":827,"text":785},"https:\u002F\u002Fbalivillaselect.com\u002Fbali-villa-price-index-q3-2026",[853,857,860,863,866,869],{"source":854,"url":855,"accessedDate":856},"Bali Villa Select Editorial — Methodology v1.0 + 294-point asking-price dataset","https:\u002F\u002Fbalivillaselect.com\u002Fmethodology","2026-06-27",{"source":858,"url":859,"accessedDate":856},"Bank of Indonesia (BI) — IDR\u002FUSD reference rate","https:\u002F\u002Fwww.bi.go.id\u002Fen\u002F",{"source":861,"url":862,"accessedDate":856},"Statistics Indonesia (BPS Bali) — provincial property statistics","https:\u002F\u002Fbali.bps.go.id\u002F",{"source":864,"url":865,"accessedDate":856},"Public broker listings (sample): bali-home-immo.com, exotiqproperty.com, baliexception.com, villabalisale.com, propertia.com, harcourtspurbabali.com, prestigepropertybali.com","https:\u002F\u002Fwww.exotiqproperty.com\u002F",{"source":867,"url":868,"accessedDate":856},"Indonesia Investment Coordinating Board (BKPM) — PT PMA registration data","https:\u002F\u002Fwww.bkpm.go.id\u002Fen",{"source":870,"url":871,"accessedDate":856},"Bali Villa Select Marketplace — independently verified listings sample","https:\u002F\u002Fbalivillaselect.com\u002Fmarketplace",[],"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\u002Fmid\u002Ftrophy tier prices, $\u002Fm² built benchmarks, leasehold vs freehold premium, methodology disclosure. Quarterly refresh.","md",[876,879,882,885,888,891],{"question":877,"answer":878},"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\u002FUSD), 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\u002F75th 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.",{"question":880,"answer":881},"Why are Nusa Dua villas substantially cheaper per m² than Canggu villas?","Nusa Dua $\u002Fm² 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\u002Fm² 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.",{"question":883,"answer":884},"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\u002FBatu 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.",{"question":886,"answer":887},"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 $\u002Fm² BUILT (best value-per-square): Nusa Dua ($1,207\u002Fm²) and Ubud ($1,558\u002Fm²). 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.",{"question":889,"answer":890},"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%.",{"question":892,"answer":893},"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\u002Fmid\u002Ftrophy 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:\u002F\u002Fbalivillaselect.com\u002Fcorrections.",[],[896,899,902,905],{"lang":897,"url":898},"ru","\u002Fru\u002Fbali-villa-price-index-q3-2026",{"lang":900,"url":901},"de","\u002Fde\u002Fbali-villa-price-index-q3-2026",{"lang":903,"url":904},"fr","\u002Ffr\u002Fbali-villa-price-index-q3-2026",{"lang":906,"url":907},"ja","\u002Fja\u002Fbali-villa-price-index-q3-2026","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","\u002Fimages\u002Farticles\u002Fbali-villa-price-index-q3-2026.webp",[911,912,913,914,915,916,917,918,919,920,921,922,923,924],"canggu-property-investment-guide-2026","berawa-property-investment-guide-2026","uluwatu-property-investment-guide-2026","seminyak-property-investment-guide-2026","sanur-property-investment-guide-2026","ubud-property-investment-guide-2026","nusa-dua-property-investment-guide-luxury-low-risk-market","bali-property-tax-guide-2026-foreign-investors","ajb-hak-sewa-signing-step-by-step-bali-2026","pondok-wisata-licensing-bali-villa-str-2026","pma-vs-leasehold-in-bali-which-structure-fits-which-investor","bali-villa-exit-modelling-2026","methodology","marketplace",[926,927,928,929,930,931],"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.","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.","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.","Median $\u002Fm² 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).","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.","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'.","en",{"priceIndex":934},{"periodCovered":935,"compiledDate":856,"nextRefresh":795,"dataPoints":936,"corridors":937,"tiers":828,"fxRate":938},"Q3 2026 (data window: April–June 2026)",294,8,"16,200 IDR\u002FUSD",true,[],[],"\u002Fbali-villa-price-index-q3-2026","bali villa price index 2026",[],[],[],[948,949,950,951,952,953,954,955,956,957,958,959],"bali property prices 2026","bali villa cost per square meter","canggu villa prices 2026","uluwatu villa prices 2026","seminyak villa prices 2026","ubud villa prices 2026","sanur villa prices 2026","nusa dua villa prices 2026","berawa villa prices","pererenan villa prices","bali leasehold vs freehold price premium","bali villa price benchmark",{"title":5,"description":873},"bali-villa-price-index-q3-2026",[],"data-report",[],"CAJbZ2wcDFmqQE9Tsba1XXrBSUDbix_3myVh_lSsTEw",[967,970,973,976,979,982,985,988,991,994,997,1000],{"title":968,"description":969,"stem":919,"path":744},"AJB Hak Sewa Signing in Bali 2026: Step-by-Step Guide for Foreign Buyers","Complete 12-step walkthrough of signing the AJB Hak Sewa leasehold deed in Bali 2026: from PPJB preliminary agreement through BPN registration. Specific timelines, costs, documents, who pays what, and the deal-blocking gotchas at each stage. Editorial guide for foreign buyers.",{"title":971,"description":972,"stem":918,"path":737},"Bali Property Tax Guide 2026: Every Tax a Foreign Investor Pays (PPh, BPHTB, PBB, IPL)","Complete 2026 breakdown of every tax a foreign Bali property investor pays: BPHTB 5% transfer tax, PPh Final 10% on rental, PBB annual land tax, IPL leasehold tax, PT PMA corporate tax. Worked examples per ownership structure, real numbers, current rates.",{"title":974,"description":975,"stem":922,"path":765},"Bali Villa Exit Modelling 2026: How to Calculate Realistic 5-Year Hold Returns Before You Buy","The editorial-desk framework for modelling Bali villa exit returns: the 5 variables that drive resale value, the year-25 lease decay curve, worked examples for Canggu, Uluwatu, Sanur, and the buyer-pool depth read by price tier. Stop optimising for entry yield; start underwriting the exit.",{"title":977,"description":978,"stem":912,"path":695},"Berawa Property Investment Guide 2026: Yield, Risk, and Who It Fits","Berawa villa investment 2026: entry from $295k, 9–12% gross yields, 4 sub-zones from Pantai Berawa to Munggu border, licensing reality after the 2025 enforcement wave, and the investor profile that actually fits.",{"title":980,"description":981,"stem":911,"path":688},"Canggu Bali Property 2026: 8–12% Net Yield, Licensing Risk","Canggu villa investment 2026: 8–12% net yields, sub-corridor breakdown (Berawa\u002FPererenan\u002FEcho Beach), licensing enforcement after the 2025 wave, recent comparables, and the foreign-buyer profile that fits.",{"title":983,"description":984,"stem":917,"path":730},"Nusa Dua Bali 2026: ITDC Freehold-Clean Premium, 4–6% Yields","Nusa Dua villa investment 2026: ITDC masterplanned tier, cleanest title environment on Bali, $400k entry, 4–6% net yields, low volatility profile for conservative foreign investors. The institutional-grade Bali corridor.",{"title":986,"description":987,"stem":921,"path":758},"PT PMA vs Leasehold Bali 2026: 7-Question Decision Tree","Bali ownership structure decision tree 2026: PT PMA ($4–8k setup, full control) vs Hak Sewa leasehold ($1.5–3k, simpler). Costs, tax, exit, and the 7 questions that decide which fits your hold horizon.",{"title":989,"description":990,"stem":920,"path":751},"Pondok Wisata Licensing 2026: Bali Villa Short-Term Rental Licence Complete Guide","Complete 2026 guide to Pondok Wisata licensing for foreign-owned Bali villas: who needs it post-2025 enforcement, document requirements, application timeline, cost ($800-$3000), regency-specific quirks, renewal cycle, and the 8 ways the licence gets revoked. Editorial reference for STR investors.",{"title":992,"description":993,"stem":915,"path":716},"Sanur Bali Property 2026: $250k Entry, 5–8% Yields, LRT Upside","Sanur villa investment 2026: $250k entry tier, 5–8% gross yields, demographic-anchored east-coast corridor, LRT-spur and Bali Mandara hospital upside. The lowest-volatility cash-flow Bali corridor explained.",{"title":995,"description":996,"stem":914,"path":709},"Seminyak Property Investment Guide 2026: Mature Yield Reality Check","Seminyak villa investment 2026: entry from $400k, 8–12% gross yields, Petitenget premium vs Kerobokan\u002FBerawa border, mature resale liquidity, and the stability-prioritized investor profile this corridor fits.",{"title":998,"description":999,"stem":916,"path":723},"Ubud Property Investment Guide 2026: Wellness Yield Reality Check","Ubud villa investment 2026: entry from $250k, 8–11% gross yields, 5 sub-zones (Central, Tegallalang, Payangan, Sayan\u002FPenestanan, periphery), year-round 65–75% occupancy, the operator ecosystem read.",{"title":1001,"description":1002,"stem":913,"path":702},"Uluwatu Property Investment Guide 2026: Yields, Risks, Who It Fits","An independent editorial read on Uluwatu, the clifftop appreciation tier of Bukit: entry bands, verified yields, recent comparables, the operational reality of premium clifftop ownership, and the buyer profile that actually fits.",1782552646438]