Analysis
Sanur Property Prices Q3 2026: Entry $336k, Trophy $1.54M, $1,851/m² (East-Coast Data, 37 Points)
Independent quarterly Sanur property price report for foreign villa investors. 37 verified asking-price data points across 3 price tiers: entry-tier median $336k, mid $699k, trophy $1.54M, $1,851/m² built. The defining trait is stability — Sanur pairs Bali's lowest yield volatility with LRT-connectivity optionality, at the second-lowest entry on the island. Freehold-vs-leasehold size-mix artifact explained, sub-zone relativity (Sindhu, Semawang, Batu Jimbar, Mertasari), asking-vs-transacted disclosure. Extracted from the Bali Villa Price Index Q3 2026 (294 points). Quarterly refresh.
Quick facts
- 01Sanur's Q3 2026 tier medians, from 37 verified data points: entry $336,420 · mid $699,043 · trophy $1,541,944, at a median $1,851 per built square metre. The entry median is the second-lowest of any tracked corridor after Nusa Dua ($167k) and Pererenan ($278k). Apply an 8–12% downward adjustment for the asking-vs-transacted gap.
- 02The defining trait is not price — it is stability. Sanur delivers Bali's lowest yield volatility (alongside Nusa Dua) at a steady 7–10% gross, on 3BR Hak Sewa family product, with LRT-connectivity optionality on the east coast. This is a capital-preservation corridor, not a yield-maximiser.
- 03The mid tier is the market-clearing level: Sanur's $699,043 MID median sits within roughly 1% of Pererenan's $691k despite radically different corridor characters — a structural clearing price for 3–4BR family-grade product across mature secondary corridors.
- 04Read the freehold number carefully. Sanur shows a −11.6% freehold-vs-leasehold figure per built m², but this is a size-mix artifact, not a real leasehold-favoured signal: freehold inventory skews toward larger-built trophy stock (600–1,200 m² built) that dilutes the per-m² number. On matched-spec entry pairs the freehold premium reverses positive.
Key Takeaways
- Sanur's Q3 2026 tier medians, from 37 verified data points: entry $336,420 · mid $699,043 · trophy $1,541,944, at a median $1,851 per built square metre. The entry median is the second-lowest of any tracked corridor after Nusa Dua ($167k) and Pererenan ($278k). Apply an 8–12% downward adjustment for the asking-vs-transacted gap.
- The defining trait is not price — it is stability. Sanur delivers Bali's lowest yield volatility (alongside Nusa Dua) at a steady 7–10% gross, on 3BR Hak Sewa family product, with LRT-connectivity optionality on the east coast. This is a capital-preservation corridor, not a yield-maximiser.
- The mid tier is the market-clearing level: Sanur's $699,043 MID median sits within roughly 1% of Pererenan's $691k despite radically different corridor characters — a structural clearing price for 3–4BR family-grade product across mature secondary corridors.
- Read the freehold number carefully. Sanur shows a −11.6% freehold-vs-leasehold figure per built m², but this is a size-mix artifact, not a real leasehold-favoured signal: freehold inventory skews toward larger-built trophy stock (600–1,200 m² built) that dilutes the per-m² number. On matched-spec entry pairs the freehold premium reverses positive.
- Sanur sits in Denpasar — exempt from the six-district construction moratorium — so it faces no freeze-driven supply squeeze. Trophy stock is thin (n=4 in the sample), topping out at a single $2.76M central-Sanur 4BR freehold; the corridor's depth is in its entry and mid tiers, not its ceiling.
Sanur property prices at a glance — Q3 2026
As of Q3 2026, a Sanur villa carries an entry-tier median asking price of $336,420, a mid-tier median of $699,043, and a trophy-tier median of $1,541,944, at a median $1,851 per built square metre — from 37 verified asking-price data points, extracted from the Bali Villa Price Index Q3 2026 (294 points across 8 corridors). That entry median is the second-lowest of any tracked corridor, after Nusa Dua ($167k) and Pererenan ($278k).
This is the corridor-level companion to the Sanur Property Investment Guide. For the direct east-coast comparison, see Nusa Dua vs Sanur; for the liquidity-corridor contrast, Seminyak Property Prices.
The tier matrix
| Tier | Median asking | Read |
|---|---|---|
| Entry | $336,420 | Second-cheapest corridor entry on Bali — 3BR Hak Sewa family product on small lots |
| Mid | $699,043 | The market-clearing level — within ~1% of Pererenan's $691k despite a different corridor character |
| Trophy | $1,541,944 | Thin tier (n=4); single ceiling is a $2.76M central-Sanur 4BR freehold |
| Median $/m² built | $1,851 | Range $824–$3,355 — lower-half of the Bali table, moderate and steady |
Source: Bali Villa Price Index Q3 2026, 37 verified Sanur data points, FX 16,200 IDR/USD. Apply 8–12% downward for the asking-vs-transacted gap.
The defining trait is stability, not price
Every corridor report leads with a price. Sanur's real signal is a behaviour: it moves less than anywhere else. Alongside Nusa Dua, Sanur delivers the lowest yield volatility on Bali — a steady 7–10% gross on 3BR Hak Sewa family product, without the enforcement scrutiny of Canggu or the supply pressure of the emerging corridors. Demand is demographic-anchored (long-stay families, returning visitors, the retiree-adjacent east-coast market) rather than beach-club-cyclical, which is what keeps the cash-flow line flat.
On top of that sits an option the west coast does not have: east-coast connectivity upside. The LRT-spur and broader Bali connectivity story, if it lands, improves Sanur's access without changing its fundamentals today. The disciplined way to hold that is the same as any infrastructure story — value the villa on its current 7–10% yield and treat the connectivity upside as a free option, not a premium to pre-pay.
The mid tier is where Sanur actually trades
Sanur's depth is in the middle of the table, not the top. The $699,043 mid-tier median sits within roughly 1% of Pererenan's $691k — two corridors with nothing else in common converging on the same number, which tells you it is a structural market-clearing level for 3–4BR family-grade product across mature secondary corridors. Trophy stock, by contrast, is thin: only four trophy-tier data points in the sample, topping out at a single $2.76M central-Sanur 4BR freehold. If your thesis needs a deep luxury ceiling, Sanur is not the corridor; if it needs a reliable mid-market with a low floor, it is one of the best on the island.
Read the freehold number carefully
Sanur shows a −11.6% freehold-versus-leasehold figure per built m² — and taken at face value that looks like leasehold beating freehold, which would be backwards. It is not a market signal; it is a size-mix artifact. Sanur's freehold inventory skews toward larger-built trophy stock (roughly 600–1,200 m² built), and dividing a big villa's price by its large built area produces a lower per-square number than a compact leasehold unit — even when the freehold asset is worth more in absolute terms. On matched-specification entry pairs, the freehold premium reverses positive, consistent with the rest of Bali. Read the per-m² number here as a mix effect, not as a structure verdict. Which structure actually fits your hold is a separate decision, framed in the PT PMA vs leasehold guide.
Sub-zone relativity — read this carefully
We do not publish separate verified $/m² medians for individual Sanur sub-zones. The per-zone sample within the 37-point dataset is too thin to meet our data-quality bar, and a median computed off a handful of listings would mislead more than it informs. What we offer instead is directional editorial observation:
- Sindhu / Batu Jimbar (central beachfront strip): top of the corridor range on walkability and beach proximity.
- Semawang (south-central): steady family-product level, strong long-stay demand.
- Mertasari (south): quieter, family- and wellness-anchored, the calmer end of the beach.
- Renon-adjacent north edge (toward Denpasar): more urban and accessible, the corridor's practical entry point.
Treat these as reads, not benchmarks. When a broker quotes you a "Batu Jimbar price," anchor it against the corridor median above and ask what the location — not the villa — is doing.
What this report does not capture
Two categories sit outside the index and both push the true ceiling higher:
- Branded-residence and hospitality-adjacent stock sells developer-direct and does not appear on broker MLS.
- Off-market trophy transactions above the $2.76M broker ceiling show as listings inconsistently, if at all.
The index is a credible reference for the asking-price market a foreign buyer actually shops, not a registry of the absolute top — and in a corridor this thin at the top, the trophy median is the least reliable cell. Trust the entry and mid tiers.
How this connects to the enforcement line
Sanur sits in Denpasar — exempt from the six-district construction moratorium — so it faces no freeze-driven supply squeeze (the full map is in which corridors the moratorium actually moves). Its steady, licensed family-rental character also left it less exposed to the August 1, 2026 OTA blocking than the enforcement-heavy west-coast corridors. That relative calm is the corridor's product — but verify the specific villa's NIB, KBLI and Pondok Wisata status regardless, because a corridor average is not a guarantee on the individual asset.
Next refresh
This report is extracted from the quarterly Price Index and refreshes on 2026-09-30 (Q4 2026, target 400+ total data points). Methodology, source tiers, and verification standards: methodology.
Frequently Asked
How much does a villa in Sanur cost in 2026?
Per the Q3 2026 Price Index (37 verified Sanur data points): the entry-tier median asking price is $336,420, mid-tier $699,043, and trophy-tier $1,541,944, at a median $1,851 per built square metre. That entry median is the second-lowest of the eight tracked corridors — only Nusa Dua ($167k) and Pererenan ($278k) enter cheaper — and it is dominated by 3BR Hak Sewa family product on small lots. The residential ceiling is thin: the single highest asking in the sample is a $2.76M central-Sanur 4BR freehold. Apply an 8–12% downward adjustment for the asking-vs-transacted gap.
What is the price per square metre in Sanur?
The median is $1,851 per built square metre across 37 verified Q3 2026 listings, within an $824–$3,355 range. That $1,851 median is on the lower half of the Bali table — below Uluwatu ($2,028), Seminyak ($1,929), Canggu ($2,217) and Berawa ($2,225), above Ubud ($1,558) and Nusa Dua ($1,207). The read is consistent with the corridor's character: Sanur trades on steady family-grade product rather than scarcity-priced beach-club or clifftop land, so the per-square number is moderate and the range is tighter at the top than in the trophy corridors.
Is Sanur cheaper than Nusa Dua or Seminyak?
It sits between them. On entry-tier median, Nusa Dua is cheaper ($167k versus Sanur's $336k) because Nusa Dua's entry is small-land ITDC-adjacent off-plan stock, while Sanur's entry is beach-proximate 3BR family product. Seminyak is more expensive on the prime end and carries a higher per-square ceiling. What Sanur offers that neither fully matches is the combination of low volatility, steady 7–10% yield, and east-coast LRT-connectivity optionality — you pay a moderate price for predictability rather than for a yield ceiling or a prestige address. The direct comparisons are in Nusa Dua vs Sanur and Sanur vs Seminyak.
Why does Sanur show a freehold discount when freehold usually costs more?
It does not, really — the −11.6% freehold-versus-leasehold figure per built m² is a size-mix artifact, not a market signal. Sanur's freehold inventory skews toward larger-built trophy stock (roughly 600–1,200 m² built), and dividing a big villa's price by its large built area produces a lower per-square number than a compact leasehold unit, even when the freehold asset is worth more in absolute terms. On matched-specification entry pairs — same bedroom count, similar built area — the freehold premium reverses positive, consistent with the rest of Bali. Read the per-m² number as a mix effect here, not as leasehold beating freehold. The structure decision is framed in the PT PMA vs leasehold guide.
What are prices like in specific Sanur sub-zones?
We do not publish separate verified $/m² medians for individual Sanur sub-zones — the per-zone sample within the 37-point dataset is too thin to meet our data-quality bar, and a median off a handful of listings would mislead more than it informs. From editorial observation: the beachfront strip around Sindhu and Batu Jimbar commands the top of the corridor range on walkability and beach proximity; Semawang and Mertasari toward the south trade at a steadier family-product level; and the Renon-adjacent north edge toward Denpasar is the more urban, accessible entry. Treat these as directional reads, not benchmarks — anchor any broker's sub-zone quote against the corridor median above.
Sources
- Bali Villa Select – Bali Villa Price Index Q3 2026 (294 verified data points, 8 corridors)accessed September 4, 2026
- Bali Villa Select – Methodology (source tiers, verification, refresh cadence)accessed September 4, 2026