Bali by area

Bali property map: every area in numbers

Nineteen areas from Canggu to Amed, without brands or developers: only what is actually on the market, what it costs, how it rents and what the 2026 rules allow. Click a marker to open the area page.

6.95Mforeign arrivals in 2025 (+9.7%)

−1.4%foreign arrivals Jan–Jul 2026 vs 2025

47,946active short-term rental listings

$132 · 57%island-wide ADR and occupancy

Interactive map

Hover for the headline numbers, click to open the area. Marker colour is the market tier. Hatching marks regencies under the 2026 ban on new hotels and restaurants.

Whole island · hover a marker

South enlarged: Badung and Denpasar

Core marketEstablishedEmergingNicheHatched: regencies with no new hotel/restaurant permits from 2026

South: Badung & Denpasar

Airport, beaches, most of the tourist demand and the island's priciest land.

Core marketCanggu

Core market: highest nightly rate and densest development

ADR: $214Land: IDR 1.2–2.5B/are

EmergingPererenan & Seseh

Canggu overflow: rice fields, boutique villas and +46% supply in a year

ADR: $208Land: IDR 17–42M/are/yr

Core marketSeminyak

The island's priciest land and highest nightly rate

ADR: $278Land: IDR 1.5–3.0B/are

EstablishedUmalas & Kerobokan

Residential belt between Seminyak and Canggu: long lets and expats

ADR: $181 / $150Land: IDR 12–25M/are/yr

EstablishedKuta & Legian

Hotels, apartments and commercial by the airport. Hardly any villas

ADR: $122 / $131Land: IDR 20–34M/are/yr

EstablishedJimbaran

Family bay by the airport: freehold, resorts and view villas

ADR: $190Land: IDR 400–981M/are

Core marketUluwatu & the Bukit

Cliffs, surf and the fastest-growing luxury segment in the south

ADR: $223Land: IDR 0.5–1.5B/are

EstablishedNusa Dua

ITDC master plan: resorts, branded residences, nothing improvised

ADR: —Land: IDR 330M–1.55B/are

EstablishedSanur

Retirees, the KEK medical zone and boats to Nusa Penida

ADR: $139 / $121Land: IDR 7.77M/m²

NicheDenpasar & Renon

The capital: a freehold market for Indonesians, long leases for expats

ADR: $121Land: IDR 140–825M/are

Centre: Ubud, Gianyar, Tabanan

Rice terraces, retreats and the growing west coast beyond Canggu.

Core marketUbud

Cultural capital: land 4–6× cheaper than Canggu with 2,800 rental listings

ADR: $113Land: $250–750/m²

EmergingTabanan & Tanah Lot

The cheapest land next to Canggu: and the first region under the 2026 ban

ADR: $122Land: IDR 200–690M/are, Kediri…

EmergingKeramas & Ketewel

The Gianyar coast: Ubud's nearest sea and freehold at IDR 250–350M/are

ADR: $112Land: IDR 250–350M/are

East: Karangasem

Diving, Mount Agung, quiet valleys. New hotels and restaurants banned from 2026.

NicheSidemen

A valley under Agung: retreats, trekking and +186% rental supply in a year

ADR: $137Land: no index data, freehold from…

NicheCandidasa & Padangbai

Diving, boats to the Gilis and seafront villas at $170–350k

ADR: $176Land: no index, isolated listings

NicheAmed & Tulamben

Dive coast: the island's lowest nightly rates and freehold by the sea

ADR: $68Land: no index

North: Buleleng

Lovina, highland lakes, freehold at pre-2015 prices. Also under the 2026 ban.

EmergingLovina & Singaraja

The north: freehold IDR 100–260M/are, dolphins and an airport forever “coming”

ADR: —Land: IDR 2.59M/m²

NicheMunduk & Bedugul

Highlands: 20 °C, lakes, coffee and land from IDR 35M/are — but building is nearly impossible

ADR: —Land: IDR 35–155M/are

Nusa Islands

Penida and Lembongan: 40 minutes by boat from Sanur, a market of its own.

EmergingNusa Penida & Lembongan

The islands: land $2.5–5k/are, guesthouses and the Kelingking lift as a symbol of risk

ADR: $110 / $204Land: $2,500–5,000/are, inland…

Bali market 2026: the big picture

6.95Mforeign arrivals in 2025 (+9.7%) · BPS Bali

−1.4%foreign arrivals Jan–Jul 2026 vs 2025 · Bali Discovery

47,946active short-term rental listings · AirDNA

$132 · 57%island-wide ADR and occupancy · AirDNA

≈$257,000median asking price of a villa · Magnum Estate

81.8%of supply is leasehold · InvestLand Bali

Bali in 2026 is two markets in one. The first is the southern triangle Canggu–Seminyak–Bukit: over a third of all supply, the most expensive land ($530–1,900/m² freehold) and the highest nightly rates ($200–280). The second is everything else: Ubud, the east, the north and the islands — where land costs 3–10× less and demand is thinner and more seasonal.

The key shift of 2025–2026: tourist flow stopped growing (foreign arrivals Jan–Jul 2026 were 1.4% below the year before) while short-term rental supply grew by a quarter. Revenue per listing fell 12–30% year-on-year in most areas. It is a buyer's market: properties with clean permits, management and a legible location win, not “any villa near the sea”.

The second shift is regulatory. Six regencies (Tabanan, Jembrana, Buleleng, Bangli, Karangasem, Klungkung) stopped issuing permits for new hotels and restaurants from 2026. Perda 4/2026 criminalised conversion of protected rice fields. Perda 3/2026 tightened the coastal setback. Badung, Gianyar and Denpasar are outside the ban: which is why we build in Ubud (Gianyar).

How to read the numbers

Land pricesAsking-price ranges from listings (Kibarer, rumah123) and agency reviews (Magnum, Balitecture). 1 are = 100 m². Freehold is quoted per are outright, leasehold per are per year.

RentalsAirROI area polygons, Aug 2025 – Jul 2026: ADR (average nightly rate), occupancy, revenue per listing. Polygons are narrow: figures show the order of magnitude, not a guaranteed yield.

What we could not findThere is no official land-price index by area. Where data is missing we say so: “no data”.

All areas side by side

Area	Regency	Land	Villas	ADR	Occupancy	New hotels 2026
Canggu	Badung	IDR 1.2–2.5B/are ($530–1,560/m²)	$400–800k, median ≈$355k	$214	36.2%	open
Pererenan & Seseh	Badung	IDR 17–42M/are/yr (25–37 yrs)	median ≈$135k, 2BR IDR 4.4–5.3B	$208	40.2%	open
Seminyak	Badung	IDR 1.5–3.0B/are ($900–1,900/m²)	$500k–1.2M, median ≈$402k	$278	38%	open
Umalas & Kerobokan	Badung	IDR 12–25M/are/yr (25–32 yrs)	grouped with Seminyak: $500k–1.2M, no separate median	$181 / $150	40.7% / 52.4%	open
Kuta & Legian	Badung	IDR 20–34M/are/yr (22–25 yrs)	2BR IDR 4.7–5.5B, 3BR 6.5B (17–34 yrs)	$122 / $131	34.6% / 32.8%	open
Jimbaran	Badung	IDR 400–981M/are	freehold IDR 4.2B · leasehold 8B (26 yrs)	$190	28.8%	open
Uluwatu & the Bukit	Badung	IDR 0.5–1.5B/are ($310–940/m²)	$120–300k+ (Bingin, Balangan)	$223	40.1%	open
Nusa Dua	Badung	IDR 330M–1.55B/are (Pandawa at the top)	$400–600k / $600–900k / $900k–1.5M+	—	—	open
Sanur	Denpasar	IDR 7.77M/m² (777M/are)	IDR 3.4–5.7B (27–29 yrs)	$139 / $121	37.1% / 34.9%	open
Denpasar & Renon	Denpasar	IDR 140–825M/are (Cekomaria → Sidakarya)	IDR 2.1B (17 yrs): isolated	$121	34.9%	open
Ubud	Gianyar	$250–750/m² (IDR 0.4–1.2B/are)	$250–500k, median ≈$340k	$113	36.6% (polygon), 55–65% for established villas	open
Tabanan & Tanah Lot	Tabanan	IDR 200–690M/are, Kediri 250–775M/are	$100–600k+, sold Q3 2025: 2BR $240k, 3BR $352k	$122 (narrow polygon, 31 listings)	—	ban
Keramas & Ketewel	Gianyar	IDR 250–350M/are (SHM), 20 listings	no median data, isolated listings	$112	20.2%	open
Sidemen	Karangasem	no index data, freehold from local sellers	≈$479k, regency-wide $170k–1.95M	$137	30%	ban
Candidasa & Padangbai	Karangasem	no index, isolated listings	$170–350k	$176	28.8%	ban
Amed & Tulamben	Karangasem	no index	$100–250k / $250–500k / $500k–1.5M+	$68	35%	ban
Lovina & Singaraja	Buleleng	IDR 2.59M/m² (259M/are)	$100–600k+, 2BR freehold IDR 5.5B, 3BR 4B, 7 of 9 freehold	—	—	ban
Munduk & Bedugul	Buleleng	IDR 35–155M/are (SHM)	isolated: 4BR lake-view IDR 14.9B freehold	—	—	ban
Nusa Penida & Lembongan	Klungkung	$2,500–5,000/are, inland $50–150/m²	$150–250k / $80–120k	$110 / $204	26.1% / 41.2%	ban

Land and villa prices are asking prices from listings and agency reviews. ADR and occupancy are AirROI polygons for Aug 2025 – Jul 2026. Sources on each area page.

2026 rules that change the map

No new hotels or restaurants

Tabanan, Jembrana, Buleleng, Bangli, Karangasem, Klungkung.

Agreement between the governor and regents, in force from 2026. Outside the ban: Badung, Gianyar, Denpasar. Запрет новых отелей/ресторанов в 6 регентствах с 2026 (08.08.2025)

Rice fields and the coast

Perda 4/2026 criminalises conversion of protected rice fields (LP2B). Perda 3/2026 measures the coastal setback from the highest high tide.

Emerhub — Perda Bali 4/2026 (рисовые поля) (02.03.2026) · Perda Bali 3/2026 — прибрежная полоса (06.03.2026)

FAQ

Where is land cheapest in Bali?

Munduk and Bedugul (IDR 35–300M per are), Lovina (100–260M) and Nusa Penida ($2.5–5k per are). Cheap for a reason: protected zones, the 2026 ban on new hotels and restaurants, and almost no rental data.

Where is the nightly rate highest?

Seminyak ($278), Uluwatu/Pecatu ($223), Canggu ($214), Pererenan ($208) and Lembongan ($204). Occupancy in all of them is 36–41%, so the revenue gap to Ubud is smaller than the ADR gap suggests.

Which areas fall under the 2026 building ban?

Six regencies stop issuing permits for new hotels and restaurants: Tabanan, Jembrana, Buleleng, Bangli, Karangasem and Klungkung, that is Tanah Lot, Lovina, Munduk, Sidemen, Candidasa, Amed and the Nusa islands. Badung, Gianyar and Denpasar are outside.

Why does DOMA build in Ubud and not in the south?

Land at $250–750/m² against $530–1,900 in Canggu and Seminyak, year-round demand, Gianyar outside the 2026 ban, and our own delivered villas at 60–88% occupancy. That is where a 12–17% target adds up. In the south it doesn't.

Are these prices asking or sold?

Mostly asking prices from listings and agency reviews. Sold medians are quoted only where a source publishes them (InvestLand, Q3 2025). Rental figures are AirROI scrapes, not our forecasts.

Sources

BPS Bali — иностранные прибытия 2025 (02.02.2026)
BPS Bali — обзор туризма, февраль 2026 (01.04.2026)
Bali Discovery — прибытия январь–июль 2026 (01.09.2026)
AirDNA — Bali overview (16.09.2026)
Airbtics — Bali annual revenue (12.03.2026)
Magnum Estate — Bali Property Market Report 2026 (03.06.2026)
Magnum Estate — Bali property prices 2026 (26.05.2026)
Magnum Estate — best areas 2026 (27.05.2026)
Magnum Estate — Uluwatu/Bukit ROI (02.06.2026)
Balitecture Realty — цена м² по районам (27.08.2026)
InvestLand Bali — рынок, Q3 2025 (01.07.2025)
Own Property Abroad — обзор цен земли (LandLoom) (09.05.2026)
Rumavi — покупка недвижимости в Убуде (19.05.2026)
Rumavi — Nusa Penida 2026 (06.02.2026)
Bali Villa Select — Nusa Dua 2026 (18.04.2026)
Kibarer — Sanur investment guide 2026 (09.03.2026)
Kibarer — North Bali / Lovina 2026 (05.02.2026)
Perda Bali 3/2026 — прибрежная полоса (06.03.2026)
Emerhub — Perda Bali 4/2026 (рисовые поля) (02.03.2026)
Запрет новых отелей/ресторанов в 6 регентствах с 2026 (08.08.2025)
The Bali Sun — наводнения 8–9 сентября 2025 (11.09.2025)
Honeycombers — снос в Бингине (24.06.2026)
Bali Discovery — суд по лифту в Kelingking (04.09.2026)
Cabo Bali — performance 2026 (04.2026)
AirROI — отчёты по районам, Aug 2025 – Jul 2026 (09.2026)
Kibarer / villabalisale.com — листинги (06.2026)
Kibarer / villabalisale.com — земля (06.2026)
rumah123.com — земля по регионам (09.2026)

Island outline: geoBoundaries ADM2 (CC BY 4.0), simplified. Updated 2026-09-20. Not a public offer. Figures are ranges from the cited sources and change monthly.

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