[{"data":1,"prerenderedAt":451},["ShallowReactive",2],{"article-seminyak-property-prices-q3-2026":3,"related-en-bali-villa-price-index-q3-2026-seminyak-property-investment-guide-2026-canggu-vs-seminyak-property-investment-2026-canggu-property-prices-q3-2026-uluwatu-property-prices-q3-2026-pma-vs-leasehold-in-bali-which-structure-fits-which-investor-bali-licensing-enforcement-tracker-methodology":428},{"id":4,"title":5,"areaName":6,"areaSlug":6,"author":7,"body":8,"canonical":338,"citations":339,"comparisonTable":6,"crossAreas":347,"description":348,"extension":349,"faq":350,"forPersonas":366,"heroAlt":6,"heroImage":6,"heroLede":6,"howToName":6,"howToSteps":367,"hreflangAlternates":368,"imageAlt":381,"imageUrl":382,"internalLinksOut":383,"keyTakeaways":391,"lastReview":6,"locale":397,"meta":398,"modifiedTime":343,"navigation":399,"nextReview":6,"notForPersonas":400,"ogImage":401,"ogTitle":402,"operationsParagraphs":403,"path":404,"positioningLine":6,"priceIndex":405,"primaryKeyword":410,"publicationTime":343,"regionEyebrow":6,"regulatoryParagraphs":411,"relatedReading":412,"retrospective":6,"risks":413,"secondaryKeywords":414,"seo":422,"stats":6,"stem":423,"subCorridors":424,"topicCluster":425,"transactions":426,"transactionsCaption":6,"__hash__":427},"blog\u002Fseminyak-property-prices-q3-2026.md","Seminyak Property Prices Q3 2026: Entry $420k, Trophy $1.54M, $1,929\u002Fm² (Mature-Corridor Data, 36 Points)",null,"Oleg Levkovskiy",{"type":9,"value":10,"toc":324},"minimark",[11,16,39,57,61,144,150,154,165,176,180,191,198,202,217,221,228,256,263,267,270,285,288,292,309,313],[12,13,15],"h2",{"id":14},"seminyak-property-prices-at-a-glance-q3-2026","Seminyak property prices at a glance — Q3 2026",[17,18,19,20,24,25,28,29,34,35,38],"p",{},"As of Q3 2026, a Seminyak villa carries an ",[21,22,23],"strong",{},"entry-tier median asking price of $420,000, a mid-tier median of $718,000, and a trophy-tier median of $1,540,000",", at a median ",[21,26,27],{},"$1,929 per built square metre"," — from 36 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 36-point sample is the ",[21,36,37],{},"deepest of any single corridor"," in the index — fitting for Bali's most-traded market.",[17,40,41,42,46,47,51,52,56],{},"This is the corridor-level companion to the ",[30,43,45],{"href":44},"\u002Fseminyak-property-investment-guide-2026","Seminyak Property Investment Guide",". For the growth-corridor comparison, see ",[30,48,50],{"href":49},"\u002Fcanggu-property-prices-q3-2026","Canggu Property Prices","; for the clifftop-scarcity contrast, ",[30,53,55],{"href":54},"\u002Fuluwatu-property-prices-q3-2026","Uluwatu 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],{},"$420,000",[86,97,98],{},"Close to Canggu's mature-core entry; walkable-prime commands the premium",[68,100,101,106,111],{},[86,102,103],{},[21,104,105],{},"Mid",[86,107,108],{},[21,109,110],{},"$718,000",[86,112,113],{},"The corridor's deep pool — family-grade 3–4BR, the most-traded band",[68,115,116,121,126],{},[86,117,118],{},[21,119,120],{},"Trophy",[86,122,123],{},[21,124,125],{},"$1,540,000",[86,127,128],{},"Residential ceiling to $3.34M for 5BR freehold — highest broker-tradeable residential figure on Bali outside the Uluwatu cliff",[68,130,131,136,141],{},[86,132,133],{},[21,134,135],{},"Median $\u002Fm² built",[86,137,138],{},[21,139,140],{},"$1,929",[86,142,143],{},"Range $1,360–$5,512 — the highest upper bound of any corridor",[17,145,146],{},[147,148,149],"em",{},"Source: Bali Villa Price Index Q3 2026, 36 verified Seminyak data points, FX 16,200 IDR\u002FUSD. Apply 8–12% downward for the asking-vs-transacted gap.",[12,151,153],{"id":152},"the-defining-number-is-liquidity-not-price","The defining number is liquidity, not price",[17,155,156,157,160,161,164],{},"Every corridor report leads with a price. Seminyak's real signal is a different metric: ",[21,158,159],{},"how fast, and how certainly, you can sell."," Seminyak trades with the tightest bid-ask spreads and the deepest foreign-buyer pool on the island — days-on-market run roughly ",[21,162,163],{},"30–40% lower than Canggu"," for comparable stock, and the buyer base is global rather than concentrated in one nationality or thesis. Exit liquidity is the corridor's structural product.",[17,166,167,168,171,172,175],{},"Two facts make it so. First, ",[21,169,170],{},"inventory maturity",": most stock dates from 2010–2020 with established PBG\u002FSLF documentation and clearer title history, so a resale transacts with less diligence friction than in a newer corridor. Second, ",[21,173,174],{},"brand-anchor demand density"," — Potato Head, Ku De Ta, W Bali, the Petitenget retail strip — sustains a walk-in demand base that does not exist anywhere else on Bali. If your underwriting weights exit certainty over yield ceiling, that is what the Seminyak premium buys.",[12,177,179],{"id":178},"the-trade-for-that-liquidity-dispersion","The trade for that liquidity: dispersion",[17,181,182,183,186,187,190],{},"Depth cuts both ways. Seminyak's $\u002Fm² runs from ",[21,184,185],{},"$1,360 to $5,512"," — the widest upper bound of any Bali corridor — and like-spec 3BR leasehold shows a ",[21,188,189],{},"~40% bid-ask spread",". The same corridor median sits over old and new stock, leasehold and freehold, walkable-prime Petitenget and border-adjacent Double Six. A deep market is the easiest to exit and the easiest to overpay in.",[17,192,193,194,197],{},"The discipline that follows is simple: ",[21,195,196],{},"underwrite the specific villa, not the corridor median."," In a corridor this heterogeneous, the median tells you the neighbourhood, not the price of the house in front of you. Match on sub-zone, spec, ownership structure, and remaining lease term before you anchor on any number — a motivated-seller listing priced under value and a Petitenget trophy at $5,512\u002Fm² are both \"Seminyak.\"",[12,199,201],{"id":200},"the-freehold-premium-moderate-not-clifftop","The freehold premium — moderate, not clifftop",[17,203,204,205,208,209,212,213,56],{},"Matched product trades at an ",[21,206,207],{},"11–24% per-built-m² premium"," for freehold over comparable leasehold — the \"standard mature\" band, well below Uluwatu's +30–60% clifftop premium. Seminyak's value is not land that cannot be reproduced; it is ",[21,210,211],{},"walkable location and resale depth."," For a 5-plus-year hold the freehold premium is worth paying for title certainty and exit breadth; for a 3–5-year horizon, well-priced leasehold with 25-plus years remaining is the more efficient entry. The structure decision is framed in the ",[30,214,216],{"href":215},"\u002Fpma-vs-leasehold-in-bali-which-structure-fits-which-investor","PT PMA vs leasehold guide",[12,218,220],{"id":219},"sub-zone-relativity-read-this-carefully","Sub-zone relativity — read this carefully",[17,222,223,224,227],{},"We ",[21,225,226],{},"do not publish separate verified $\u002Fm² medians"," for individual Seminyak sub-zones. The per-zone sample within the 36-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:",[229,230,231,238,244,250],"ul",{},[232,233,234,237],"li",{},[21,235,236],{},"Petitenget"," (north Seminyak, W Bali and beach-club adjacency): top of the corridor range, the source of the $5,512\u002Fm² upper bound, the deepest prime demand.",[232,239,240,243],{},[21,241,242],{},"Oberoi \u002F Kayu Aya (\"Eat Street\")",": walkable-prime dining strip, premium pricing on the restaurant-anchored blocks.",[232,245,246,249],{},[21,247,248],{},"Seminyak Square \u002F central",": the retail core, mid-range on generally older stock, strong short-let footfall.",[232,251,252,255],{},[21,253,254],{},"Double Six \u002F south Seminyak"," (toward the Legian border): denser, older, and the corridor's more accessible entry point.",[17,257,258,259,262],{},"Treat these as reads, not benchmarks. When a broker quotes you a \"Petitenget price,\" anchor it against the corridor median above and ask what the ",[21,260,261],{},"location"," — not the villa — is doing.",[12,264,266],{"id":265},"what-this-report-does-not-capture","What this report does not capture",[17,268,269],{},"Two categories sit outside the index and both push the true ceiling higher:",[271,272,273,279],"ol",{},[232,274,275,278],{},[21,276,277],{},"Branded-residence stock"," (developer-direct luxury units, hotel-branded residences) sells off broker MLS and never appears in the sample.",[232,280,281,284],{},[21,282,283],{},"Off-market trophy transactions"," — bespoke Petitenget estates and privately-brokered residential deals above the $3.34M broker ceiling — show as listings inconsistently, if at all.",[17,286,287],{},"The index is a credible reference for the asking-price market a foreign buyer actually shops, not a registry of the absolute top.",[12,289,291],{"id":290},"how-this-connects-to-the-enforcement-line","How this connects to the enforcement line",[17,293,294,295,298,299,303,304,308],{},"Seminyak sits in ",[21,296,297],{},"Badung regency — exempt from the six-district construction moratorium"," — so it faces no freeze-driven supply squeeze (the full map is in ",[30,300,302],{"href":301},"\u002Fbali-construction-moratorium-property-prices-2026","which corridors the moratorium actually moves","). Its quiet advantage is compliance depth: Seminyak's licensed-versus-unlicensed ratio is structurally higher than Canggu's, so the ",[30,305,307],{"href":306},"\u002Fbali-licensing-enforcement-tracker","August 1, 2026 OTA blocking"," of unlicensed accommodations passed the corridor with less direct impact. Mature licensed inventory is worth a premium in the enforcement era — 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.",[12,310,312],{"id":311},"next-refresh","Next refresh",[17,314,315,316,319,320,56],{},"This report is extracted from the quarterly Price Index and refreshes on ",[21,317,318],{},"2026-09-30"," (Q4 2026, target 400+ total data points). Methodology, source tiers, and verification standards: ",[30,321,323],{"href":322},"\u002Fmethodology","methodology",{"title":325,"searchDepth":326,"depth":327,"links":328},"",2,3,[329,330,331,332,333,334,335,336,337],{"id":14,"depth":326,"text":15},{"id":59,"depth":326,"text":60},{"id":152,"depth":326,"text":153},{"id":178,"depth":326,"text":179},{"id":200,"depth":326,"text":201},{"id":219,"depth":326,"text":220},{"id":265,"depth":326,"text":266},{"id":290,"depth":326,"text":291},{"id":311,"depth":326,"text":312},"https:\u002F\u002Fbalivillaselect.com\u002Fseminyak-property-prices-q3-2026",[340,344],{"source":341,"url":342,"accessedDate":343},"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","2026-08-15",{"source":345,"url":346,"accessedDate":343},"Bali Villa Select – Methodology (source tiers, verification, refresh cadence)","https:\u002F\u002Fbalivillaselect.com\u002Fmethodology",[],"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.","md",[351,354,357,360,363],{"question":352,"answer":353},"How much does a villa in Seminyak cost in 2026?","Per the Q3 2026 Price Index (36 verified Seminyak data points — the deepest single-corridor sample in the index): the entry-tier median asking price is $420,000, mid-tier $718,000, and trophy-tier $1,540,000, at a median $1,929 per built square metre. The residential trophy ceiling runs to $3.34M for 5BR freehold — the highest broker-tradeable residential figure on Bali outside the Uluwatu cliff. Apply an 8–12% downward adjustment for the asking-vs-transacted gap; Seminyak in particular shows motivated-seller listings explicitly priced under value, a signature of its deep resale market.",{"question":355,"answer":356},"What is the price per square metre in Seminyak?","The median is $1,929 per built square metre across 36 verified Q3 2026 listings, within a wide $1,360–$5,512 range — the highest upper bound of any tracked Bali corridor. That $1,929 median sits mid-pack (below Canggu's $2,217, Berawa's $2,225 and Pererenan's $2,374; above Nusa Dua's $1,207 and Ubud's $1,558), but the ceiling is the story: prime Petitenget product reaches per-square figures no other corridor matches on broker MLS. The wide range reflects a deep, heterogeneous resale market — old and new stock, leasehold and freehold, walkable-prime and border-adjacent, all trading under one corridor name.",{"question":358,"answer":359},"Is Seminyak or Canggu more expensive for property?","On the entry tier they are close — Seminyak's $420k entry median versus Canggu's $340k mature-core entry — but Seminyak carries a 20–35% per-square premium over comparable Canggu new-build stock in its prime sub-zones, and its resale liquidity is materially higher. The reconciliation: Canggu is the growth corridor (higher gross yields at 10–15% versus Seminyak's 8–12%, more new supply, more zoning-enforcement exposure), while Seminyak is the mature corridor (tighter bid-ask on exit, established brand-anchor demand, lower operational variance). You pay Seminyak's premium for walkable beach-club access and exit certainty, not for yield. The full side-by-side is in the Canggu-versus-Seminyak comparison.",{"question":361,"answer":362},"Why is Seminyak's resale market considered the deepest in Bali?","Two structural reasons. First, inventory maturity: most Seminyak villa and apartment stock dates from 2010–2020 with established PBG\u002FSLF documentation and clearer title history, so buyers can transact with less diligence friction than in newer corridors. Second, demand breadth: the brand-anchor density (Potato Head, Ku De Ta, W Bali, Petitenget retail) sustains a global rather than concentrated buyer pool, which keeps bid-ask spreads tighter on exit and days-on-market roughly 30–40% below Canggu for comparable stock. The practical consequence for an investor is exit optionality — Seminyak is the corridor where you are most likely to sell on your timeline rather than the market's.",{"question":364,"answer":365},"What are prices like in Petitenget and Oberoi specifically?","We do not publish separate verified $\u002Fm² medians for individual Seminyak sub-zones — the per-zone sample within the 36-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: Petitenget (north Seminyak, W Bali and beach-club adjacency) commands the top of the corridor range and drives the $5,512\u002Fm² upper bound; the Oberoi \u002F Kayu Aya 'Eat Street' strip trades at a walkable-prime premium; Seminyak Square and the central retail core sit mid-range on older stock; and Double Six \u002F south Seminyak toward the Legian border is denser and can enter lower. Treat these as directional reads, not benchmarks — anchor any broker's 'Petitenget price' against the corridor median above and ask what the location, not the villa, is doing.",[],[],[369,372,375,378],{"lang":370,"url":371},"ru","\u002Fru\u002Fseminyak-property-prices-q3-2026",{"lang":373,"url":374},"de","\u002Fde\u002Fseminyak-property-prices-q3-2026",{"lang":376,"url":377},"fr","\u002Ffr\u002Fseminyak-property-prices-q3-2026",{"lang":379,"url":380},"ja","\u002Fja\u002Fseminyak-property-prices-q3-2026","Editorial photograph of a Seminyak property market map with hand-drawn annotations marking Petitenget, Oberoi, Seminyak Square and Double Six sub-zones, brass mechanical calculator, digital calipers and a fountain pen on a teak desk illustrating quarterly mature-corridor property price benchmarking","\u002Fimages\u002Farticles\u002Fbali-villa-price-index-q3-2026.webp",[384,385,386,387,388,389,390,323],"bali-villa-price-index-q3-2026","seminyak-property-investment-guide-2026","canggu-vs-seminyak-property-investment-2026","canggu-property-prices-q3-2026","uluwatu-property-prices-q3-2026","pma-vs-leasehold-in-bali-which-structure-fits-which-investor","bali-licensing-enforcement-tracker",[392,393,394,395,396],"Seminyak's Q3 2026 tier medians, from 36 verified data points — the deepest single-corridor sample in the index: entry $420,000 · mid $718,000 · trophy $1,540,000, at a median $1,929 per built square metre. Apply an 8–12% downward adjustment for the asking-vs-transacted gap.","The defining number is not a price — it is liquidity. Seminyak is Bali's deepest resale market: days-on-market run roughly 30–40% lower than Canggu for comparable stock, and the foreign-buyer pool is global rather than concentrated. If exit certainty is your priority, this is the corridor that delivers it.","The trade for that liquidity is dispersion. Seminyak's $\u002Fm² range runs $1,360–$5,512 — the widest upper bound of any Bali corridor — and like-spec 3BR leasehold shows a ~40% bid-ask spread. The deep market cuts both ways: it is the easiest corridor to exit and the easiest to overpay in, so you underwrite the specific villa, not the corridor median.","The freehold premium is moderate and sustainable: matched product trades at an 11–24% per-built-m² premium over comparable leasehold — the 'standard mature' band, well below Uluwatu's clifftop scarcity premium. Seminyak's value is walkable location and resale depth, not land that cannot be reproduced.","Seminyak sits in Badung regency, exempt from the six-district construction moratorium, and carries a structurally higher licensed-versus-unlicensed ratio than Canggu — so it was less exposed to the August 1, 2026 OTA blocking. Mature licensed inventory is the corridor's quiet advantage in the enforcement era.","en",{},true,[],"\u002Fimages\u002Fog-feed\u002Fprice-index.webp","The real price of a Seminyak villa in 2026 — resale data, not broker hype",[],"\u002Fseminyak-property-prices-q3-2026",{"periodCovered":406,"compiledDate":343,"nextRefresh":318,"dataPoints":407,"corridors":408,"tiers":327,"fxRate":409},"Q3 2026 (data window: April–June 2026)",36,1,"16,200 IDR\u002FUSD","seminyak property prices",[],[],[],[415,416,417,418,419,420,421],"seminyak villa prices 2026","seminyak price per square meter","seminyak villa cost","petitenget villa price","seminyak vs canggu price","seminyak property investment price","buy villa seminyak 2026",{"title":5,"description":348},"seminyak-property-prices-q3-2026",[],"data-report",[],"3Yy6IdLpXGjvpBlSGROhzePwUU47aTKf6qFNO2clXN4",[429,432,435,438,442,445,448],{"title":430,"description":431,"stem":390,"path":306},"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":433,"description":434,"stem":384,"path":32},"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\u002Fmid\u002Ftrophy tier prices, $\u002Fm² built benchmarks, leasehold vs freehold premium, methodology disclosure. Quarterly refresh.",{"title":436,"description":437,"stem":387,"path":49},"Canggu Property Prices Q3 2026: Per-Sub-Zone $\u002Fm² Data Across Berawa, Batu Bolong, Echo Beach, Babakan, Pererenan Border (46 Data Points)","Independent quarterly Canggu property price report for foreign villa investors. 46 verified asking-price data points across 5 Canggu sub-zones (Berawa, Batu Bolong, Echo Beach, Babakan, Pererenan border), 3 price tiers, $\u002Fm² built benchmarks, freehold-vs-leasehold premium analysis, asking-vs-transacted disclosure. Extracted from the Bali Villa Price Index Q3 2026 dataset (294 total points). Quarterly refresh.",{"title":439,"description":440,"stem":386,"path":441},"Canggu vs Seminyak Property Investment: Which Bali Corridor Wins in 2026?","Canggu vs Seminyak for 2026 foreign investors – honest side-by-side on yields, prices, demographics, zoning risk, and the corridor migration that drives the decision.","\u002Fcanggu-vs-seminyak-property-investment-2026",{"title":443,"description":444,"stem":389,"path":215},"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":446,"description":447,"stem":385,"path":44},"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":449,"description":450,"stem":388,"path":54},"Uluwatu Property Prices Q3 2026: Entry $492k, Trophy $1.34M, $2,028\u002Fm² (Bukit Clifftop Data, 33 Points)","Independent quarterly Uluwatu property price report for foreign villa investors. 33 verified asking-price data points across 3 price tiers: entry-tier median $492k (Bali's highest entry floor), trophy $1.34M, $2,028\u002Fm² built. Clifftop scarcity premium, freehold-vs-leasehold analysis, sub-zone relativity (Uluwatu clifftop, Bingin, Padang Padang, Pecatu), asking-vs-transacted disclosure. Extracted from the Bali Villa Price Index Q3 2026 (294 points). Quarterly refresh.",1787384661499]