[{"data":1,"prerenderedAt":432},["ShallowReactive",2],{"article-sanur-property-prices-q3-2026":3,"related-en-bali-villa-price-index-q3-2026-sanur-property-investment-guide-2026-nusa-dua-vs-sanur-property-investment-2026-sanur-vs-seminyak-property-investment-2026-seminyak-property-prices-q3-2026-pma-vs-leasehold-in-bali-which-structure-fits-which-investor-bali-licensing-enforcement-tracker-methodology":409},{"id":4,"title":5,"areaName":6,"areaSlug":6,"author":7,"body":8,"canonical":319,"citations":320,"comparisonTable":6,"crossAreas":328,"description":329,"extension":330,"faq":331,"forPersonas":347,"heroAlt":6,"heroImage":6,"heroLede":6,"howToName":6,"howToSteps":348,"hreflangAlternates":349,"imageAlt":362,"imageUrl":363,"internalLinksOut":364,"keyTakeaways":372,"lastReview":6,"locale":378,"meta":379,"modifiedTime":324,"navigation":380,"nextReview":6,"notForPersonas":381,"ogImage":382,"ogTitle":383,"operationsParagraphs":384,"path":385,"positioningLine":6,"priceIndex":386,"primaryKeyword":391,"publicationTime":324,"regionEyebrow":6,"regulatoryParagraphs":392,"relatedReading":393,"retrospective":6,"risks":394,"secondaryKeywords":395,"seo":403,"stats":6,"stem":404,"subCorridors":405,"topicCluster":406,"transactions":407,"transactionsCaption":6,"__hash__":408},"blog\u002Fsanur-property-prices-q3-2026.md","Sanur Property Prices Q3 2026: Entry $336k, Trophy $1.54M, $1,851\u002Fm² (East-Coast Data, 37 Points)",null,"Oleg Levkovskiy",{"type":9,"value":10,"toc":305},"minimark",[11,16,39,57,61,144,150,154,161,168,172,179,183,198,202,209,237,244,248,251,266,269,273,290,294],[12,13,15],"h2",{"id":14},"sanur-property-prices-at-a-glance-q3-2026","Sanur property prices at a glance — Q3 2026",[17,18,19,20,24,25,28,29,34,35,38],"p",{},"As of Q3 2026, a Sanur villa carries an ",[21,22,23],"strong",{},"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 ",[21,26,27],{},"$1,851 per built square metre"," — from 37 verified asking-price data points, extracted from the ",[30,31,33],"a",{"href":32},"\u002Fbali-villa-price-index-q3-2026","Bali Villa Price Index Q3 2026"," (294 points across 8 corridors). That entry median is the ",[21,36,37],{},"second-lowest of any tracked corridor",", after Nusa Dua ($167k) and Pererenan ($278k).",[17,40,41,42,46,47,51,52,56],{},"This is the corridor-level companion to the ",[30,43,45],{"href":44},"\u002Fsanur-property-investment-guide-2026","Sanur Property Investment Guide",". For the direct east-coast comparison, see ",[30,48,50],{"href":49},"\u002Fnusa-dua-vs-sanur-property-investment-2026","Nusa Dua vs Sanur","; for the liquidity-corridor contrast, ",[30,53,55],{"href":54},"\u002Fseminyak-property-prices-q3-2026","Seminyak Property Prices",".",[12,58,60],{"id":59},"the-tier-matrix","The tier matrix",[62,63,64,80],"table",{},[65,66,67],"thead",{},[68,69,70,74,77],"tr",{},[71,72,73],"th",{},"Tier",[71,75,76],{},"Median asking",[71,78,79],{},"Read",[81,82,83,99,114,129],"tbody",{},[68,84,85,91,96],{},[86,87,88],"td",{},[21,89,90],{},"Entry",[86,92,93],{},[21,94,95],{},"$336,420",[86,97,98],{},"Second-cheapest corridor entry on Bali — 3BR Hak Sewa family product on small lots",[68,100,101,106,111],{},[86,102,103],{},[21,104,105],{},"Mid",[86,107,108],{},[21,109,110],{},"$699,043",[86,112,113],{},"The market-clearing level — within ~1% of Pererenan's $691k despite a different corridor character",[68,115,116,121,126],{},[86,117,118],{},[21,119,120],{},"Trophy",[86,122,123],{},[21,124,125],{},"$1,541,944",[86,127,128],{},"Thin tier (n=4); single ceiling is a $2.76M central-Sanur 4BR freehold",[68,130,131,136,141],{},[86,132,133],{},[21,134,135],{},"Median $\u002Fm² built",[86,137,138],{},[21,139,140],{},"$1,851",[86,142,143],{},"Range $824–$3,355 — lower-half of the Bali table, moderate and steady",[17,145,146],{},[147,148,149],"em",{},"Source: Bali Villa Price Index Q3 2026, 37 verified Sanur data points, FX 16,200 IDR\u002FUSD. Apply 8–12% downward for the asking-vs-transacted gap.",[12,151,153],{"id":152},"the-defining-trait-is-stability-not-price","The defining trait is stability, not price",[17,155,156,157,160],{},"Every corridor report leads with a price. Sanur's real signal is a behaviour: ",[21,158,159],{},"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.",[17,162,163,164,167],{},"On top of that sits an option the west coast does not have: ",[21,165,166],{},"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.",[12,169,171],{"id":170},"the-mid-tier-is-where-sanur-actually-trades","The mid tier is where Sanur actually trades",[17,173,174,175,178],{},"Sanur's depth is in the middle of the table, not the top. The ",[21,176,177],{},"$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.",[12,180,182],{"id":181},"read-the-freehold-number-carefully","Read the freehold number carefully",[17,184,185,186,189,190,193,194,56],{},"Sanur shows a ",[21,187,188],{},"−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 ",[21,191,192],{},"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 ",[30,195,197],{"href":196},"\u002Fpma-vs-leasehold-in-bali-which-structure-fits-which-investor","PT PMA vs leasehold guide",[12,199,201],{"id":200},"sub-zone-relativity-read-this-carefully","Sub-zone relativity — read this carefully",[17,203,204,205,208],{},"We ",[21,206,207],{},"do not publish separate verified $\u002Fm² 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:",[210,211,212,219,225,231],"ul",{},[213,214,215,218],"li",{},[21,216,217],{},"Sindhu \u002F Batu Jimbar"," (central beachfront strip): top of the corridor range on walkability and beach proximity.",[213,220,221,224],{},[21,222,223],{},"Semawang"," (south-central): steady family-product level, strong long-stay demand.",[213,226,227,230],{},[21,228,229],{},"Mertasari"," (south): quieter, family- and wellness-anchored, the calmer end of the beach.",[213,232,233,236],{},[21,234,235],{},"Renon-adjacent north edge"," (toward Denpasar): more urban and accessible, the corridor's practical entry point.",[17,238,239,240,243],{},"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 ",[21,241,242],{},"location"," — not the villa — is doing.",[12,245,247],{"id":246},"what-this-report-does-not-capture","What this report does not capture",[17,249,250],{},"Two categories sit outside the index and both push the true ceiling higher:",[252,253,254,260],"ol",{},[213,255,256,259],{},[21,257,258],{},"Branded-residence and hospitality-adjacent stock"," sells developer-direct and does not appear on broker MLS.",[213,261,262,265],{},[21,263,264],{},"Off-market trophy transactions"," above the $2.76M broker ceiling show as listings inconsistently, if at all.",[17,267,268],{},"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.",[12,270,272],{"id":271},"how-this-connects-to-the-enforcement-line","How this connects to the enforcement line",[17,274,275,276,279,280,284,285,289],{},"Sanur sits in ",[21,277,278],{},"Denpasar — exempt from the six-district construction moratorium"," — so it faces no freeze-driven supply squeeze (the full map is in ",[30,281,283],{"href":282},"\u002Fbali-construction-moratorium-property-prices-2026","which corridors the moratorium actually moves","). Its steady, licensed family-rental character also left it less exposed to the ",[30,286,288],{"href":287},"\u002Fbali-licensing-enforcement-tracker","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.",[12,291,293],{"id":292},"next-refresh","Next refresh",[17,295,296,297,300,301,56],{},"This report is extracted from the quarterly Price Index and refreshes on ",[21,298,299],{},"2026-09-30"," (Q4 2026, target 400+ total data points). Methodology, source tiers, and verification standards: ",[30,302,304],{"href":303},"\u002Fmethodology","methodology",{"title":306,"searchDepth":307,"depth":308,"links":309},"",2,3,[310,311,312,313,314,315,316,317,318],{"id":14,"depth":307,"text":15},{"id":59,"depth":307,"text":60},{"id":152,"depth":307,"text":153},{"id":170,"depth":307,"text":171},{"id":181,"depth":307,"text":182},{"id":200,"depth":307,"text":201},{"id":246,"depth":307,"text":247},{"id":271,"depth":307,"text":272},{"id":292,"depth":307,"text":293},"https:\u002F\u002Fbalivillaselect.com\u002Fsanur-property-prices-q3-2026",[321,325],{"source":322,"url":323,"accessedDate":324},"Bali Villa Select – Bali Villa Price Index Q3 2026 (294 verified data points, 8 corridors)","https:\u002F\u002Fbalivillaselect.com\u002Fbali-villa-price-index-q3-2026","2026-09-04",{"source":326,"url":327,"accessedDate":324},"Bali Villa Select – Methodology (source tiers, verification, refresh cadence)","https:\u002F\u002Fbalivillaselect.com\u002Fmethodology",[],"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\u002Fm² 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.","md",[332,335,338,341,344],{"question":333,"answer":334},"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.",{"question":336,"answer":337},"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.",{"question":339,"answer":340},"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.",{"question":342,"answer":343},"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.",{"question":345,"answer":346},"What are prices like in specific Sanur sub-zones?","We do not publish separate verified $\u002Fm² 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.",[],[],[350,353,356,359],{"lang":351,"url":352},"ru","\u002Fru\u002Fsanur-property-prices-q3-2026",{"lang":354,"url":355},"de","\u002Fde\u002Fsanur-property-prices-q3-2026",{"lang":357,"url":358},"fr","\u002Ffr\u002Fsanur-property-prices-q3-2026",{"lang":360,"url":361},"ja","\u002Fja\u002Fsanur-property-prices-q3-2026","Editorial photograph of a Sanur east-coast property market map with hand-drawn annotations marking Sindhu, Semawang, Batu Jimbar and Mertasari sub-zones, brass mechanical calculator, digital calipers and a fountain pen on a teak desk illustrating quarterly steady-yield corridor price benchmarking","\u002Fimages\u002Farticles\u002Fbali-villa-price-index-q3-2026.webp",[365,366,367,368,369,370,371,304],"bali-villa-price-index-q3-2026","sanur-property-investment-guide-2026","nusa-dua-vs-sanur-property-investment-2026","sanur-vs-seminyak-property-investment-2026","seminyak-property-prices-q3-2026","pma-vs-leasehold-in-bali-which-structure-fits-which-investor","bali-licensing-enforcement-tracker",[373,374,375,376,377],"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.","en",{},true,[],"\u002Fimages\u002Fog-feed\u002Fprice-index.webp","The real price of a Sanur villa in 2026 — steady-yield data, not broker hype",[],"\u002Fsanur-property-prices-q3-2026",{"periodCovered":387,"compiledDate":324,"nextRefresh":299,"dataPoints":388,"corridors":389,"tiers":308,"fxRate":390},"Q3 2026 (data window: April–June 2026)",37,1,"16,200 IDR\u002FUSD","sanur property prices",[],[],[],[396,397,398,399,400,401,402],"sanur villa prices 2026","sanur price per square meter","sanur villa cost","sanur property investment price","sanur vs nusa dua price","buy villa sanur 2026","sanur bali real estate prices",{"title":5,"description":329},"sanur-property-prices-q3-2026",[],"data-report",[],"1TJUxsSi1C4HRBDqX4pE5bA7LrAapVua3UfoLWKagKk",[410,413,416,419,422,425,429],{"title":411,"description":412,"stem":371,"path":287},"Bali Licensing Enforcement Tracker: Every Crackdown, Deadline & Moratorium (Live)","Living tracker of Bali's villa licensing enforcement: the rolled OTA deadline (blocking starts August 1, 2026), the 6-district construction moratorium, Bingin demolition and redevelopment, regency-by-regency status, and every dated enforcement event since January 2025 — updated as events land.",{"title":414,"description":415,"stem":365,"path":32},"Bali Villa Prices 2026: All 8 Corridors Ranked, $167k–$492k Entry (294-Point Index)","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.",{"title":417,"description":418,"stem":367,"path":49},"Nusa Dua vs Sanur Property Investment: Which Lower-Volatility Bali Market in 2026?","Nusa Dua vs Sanur for 2026 foreign investors – ITDC master-plan versus mature east-coast expat district, yields, entry prices, demographics, and the lifestyle factors that drive the decision.",{"title":420,"description":421,"stem":370,"path":196},"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":423,"description":424,"stem":366,"path":44},"Sanur Property Investment 2026: 7–10% Gross 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":426,"description":427,"stem":368,"path":428},"Sanur vs Seminyak Property Investment: Which Bali Beach Corridor in 2026?","Sanur vs Seminyak for 2026 foreign investors – mature east-coast expat district versus urban beach-club corridor, yields, prices, long-stay versus short-stay rental economics.","\u002Fsanur-vs-seminyak-property-investment-2026",{"title":430,"description":431,"stem":369,"path":54},"Seminyak Property Prices Q3 2026: Entry $420k, Trophy $1.54M, $1,929\u002Fm² (Mature-Corridor Data, 36 Points)","Independent quarterly Seminyak property price report for foreign villa investors. 36 verified asking-price data points across 3 price tiers: entry-tier median $420k, mid $718k, trophy $1.54M, $1,929\u002Fm² built. The defining number is liquidity — Seminyak is Bali's deepest resale market with the tightest days-on-market, but also its widest bid-ask spread. Freehold-vs-leasehold premium, sub-zone relativity (Petitenget, Oberoi, Seminyak Square, Double Six), asking-vs-transacted disclosure. Extracted from the Bali Villa Price Index Q3 2026 (294 points). Quarterly refresh.",1788546481018]