Market data · Editorial compilation
Bali villa land price evolution, 2021–2026.
Five years of indicative land price movement across six Bali investment corridors. Editorial compilation from publicly-reported Knight Frank, JLL, and local transaction observation. Figures are midpoint estimates for investor-grade plots, not asking prices.
- 6corridors tracked
- 2021–2026time series
- ~200disclosed transactions in base
5-year trajectory – price per sqm
- Canggu
- Uluwatu
- Ubud
- Nusa Dua
- Seminyak
- Sanur
How to read the trajectories
Each line tracks per-square-metre land price (or gross yield, if you toggle the metric) for one of six investor-grade Bali corridors over six years. The 2021 baseline reflects the post-pandemic trough; 2022 is the reopening spike; 2023–24 is the cycle expansion; 2025 is the licensing-enforcement normalisation; 2026 is mid-cycle. Steepest land-price growth was Canggu (1200 → 3500 USD/sqm, ~190%) and Uluwatu (2500 → 5500). Slowest was Sanur (900 → 1600). Yield curves invert the price story: peak yields in 2022–23 reflect underbought markets; current yields are normalising toward cycle median.
What the data does not capture
Sub-corridor variation can exceed the cross-corridor variation the chart shows. Uluwatu clifftop trades 2–3× the listed midpoint; Canggu Berawa runs 30–40% above Canggu Echo Beach. The numbers here are useful for trend direction, not for underwriting a specific listing. For listing-grade comparables, the per-area pages such as Canggu, Nusa Dua, and the flagship project analyses carry sub-corridor data. The heatmap is updated quarterly with the market report; between releases, treat the latest year’s figures as provisional estimates rather than final.
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Sources & methodology
Price figures are midpoint estimates for investor-grade land plots (excluding truly premium clifftop positions in Uluwatu, which trade at 2–3× the listed range). Yield bands reflect gross rental yield on professionally-managed villa product; self-operated typically underperforms by 3–5 percentage points. Sources: Knight Frank Bali Residential Review 2024/2025, JLL Hotels & Hospitality Indonesia market snapshots, BPN title transfer filings (public), and editorial observation of ~200 disclosed Bali transactions 2022–2026. See methodology for full source tiers.
Editorial read · 2026
Editorial read for 2026
Mid-cycle. Land prices have largely held their gains, growth is modest and corridor-specific, and yields have settled near long-run medians. This is a market rewarding corridor selection and structure over momentum; the easy rerating of 2022 is not on offer, and underwriting now turns on sub-corridor detail.