Gianyar · Core market
Ubud is the island's second-largest market after Canggu, with a different economy: land from IDR 350M per are, year-round demand (yoga, retreats, month-long remote workers) and competition from guesthouses rather than villas. This is where DOMA builds: and where we know the numbers from our own reports, not listings.
Photos: Wikimedia Commons · Tegallalang terraces: Ubud's postcard — chensiyuan, CC BY-SA 4.0 · Campuhan Ridge: a morning walk from the centre — Fabio Achilli, CC BY 2.0 · Ubud Palace: the town centre and evening dances — Jakub Hałun, CC BY-SA 4.0 · A house among paddies: the typical Ubud villa — Jakub Hałun, CC BY-SA 4.0
“Ubud” is not a point but 20 kilometres from Tegallalang in the north to Lodtunduh in the south, with different zoning, water and land prices: centre and Penestanan IDR 6–12M/m², the Sayan ridge 10–18M, Tegallalang 3–6M. Village by village in Ubud Locations.
The rental market is the largest outside the south: 2,818 listings, 41% of them rooms and guesthouses. That drags the ADR down ($113) but leaves steady occupancy for pool villas with a view: our delivered villas run 60–88% against 37% for the AirROI polygon. Gianyar stayed outside the 2026 ban on new hotels and restaurants: the area's key advantage for the coming years.
Gianyar · -8.5069, 115.2625 · Google Maps
DOMA rating, 5 = highest on the island. Land and nightly rate mean price level. Occupancy is AirROI against the island average. Infrastructure covers hospitals, schools and roads. Quiet is the inverse of traffic and nightlife.
| Metric | Value | Source |
|---|---|---|
| Land, range | $250–750/m² (IDR 0.4–1.2B/are) | Magnum Estate, 26.05.2026 |
| Land, average | $316/m² (LandLoom, 05.2026), freehold listings IDR 350–500M/are | Own Property Abroad, 09.05.2026 |
| Land, leasehold | IDR 5.3–8M/are/yr (22–23 yrs) | Kibarer, 06.2026 |
| Villa, typical | $250–500k, median ≈$340k | Magnum Estate, 03.06.2026 |
| Leasehold / freehold median | $320k / $386k | Balitecture Realty, 27.08.2026 |
| Nightly rate (ADR) | $113 | AirROI, 09.2026 |
| Occupancy | 36.6% (polygon), 55–65% for established villas | Rumavi, 19.05.2026 |
| Active listings | 2,818 (+43% in a year, 41% not entire homes) | AirROI, 09.2026 |
Asking prices from listings. ADR and occupancy come from the AirROI polygon, Aug 2025 – Jul 2026. 1 are = 100 m². A forecast, not a guarantee.
What a guest of a villa in Ubud sees and where the owner's rental demand comes from. Distances are given from the centre of the area, photos are from Wikimedia Commons.
The Padangtegal sacred forest at the south end of town: 12 hectares of banyan and nutmeg trees, three 14th-century temples and over a thousand long-tailed macaques. It is Ubud's most visited spot, around 10,000 guests a day in season. For a buyer it sets the yardstick: Monkey Forest Road and the blocks around it rent highest but are also the noisiest. Villas 10–15 minutes north or west give the same access with a far calmer backdrop.
Bali's postcard: rice steps down the Ceklok gorge, swings over the fields and cafés on the edge of the drop. The terraces belong to the subak system listed by UNESCO in 2012. Before 9 am it is quiet and you can walk the paths between the paddies, by noon the buses arrive. Tegallalang village is also a woodcarving centre: dozens of workshops line the road, exporting furniture and décor. For an investor it is a direction with growing demand for terrace-view villas.
A two-kilometre path along a grassy ridge between two rivers, starting at Gunung Lebah temple and ending at Bangkiangsidem village. It is Ubud's main morning walk: at dawn locals and expats run and stroll here, by 10 am it gets hot. A few cafés and small hotels line the trail. The neighbourhoods on either side of the ridge, Penestanan and Sanggingan, are among the best places to live: close to the centre yet quiet and green.
The residence of Ubud's royal family at the town's main crossroads, built in the early 19th century. By day the inner courtyard with carved gates and pavilions is open, in the evening legong and barong dances are performed there. The palace is still the centre of public life: ceremonies and cremation processions start here. The market stands opposite, Jalan Raya with its cafés and galleries runs alongside. It is the most touristy point in town, and the most recognisable.
A two-storey market opposite the palace, rebuilt after the 2016 fire. Early in the morning it is a produce market for locals: fruit, spices, flowers for offerings. From 9 am it turns into a souvenir market: sarongs, baskets, carvings, paintings. Bargaining is expected. For residents it matters as the landmark of the centre and the point where there is always traffic: the streets around it are narrow and there is almost no parking.
The holy spring temple at Tampaksiring, founded in 962. In the pool with thirty spouts Balinese perform the melukat purification rite, and visitors can join in a sarong with an offering. Nearby on the hill stands the former residence of President Sukarno. It is one of the island's most visited temples, best reached at opening at 8 am. The road from Ubud runs through carving villages and the rice fields of Tampaksiring.
A 9th-century cave sanctuary in Bedulu village, its entrance carved as a demon's mouth. Inside are niches with Ganesha statues and lingams, outside a bathing pool with six figures unearthed only in 1954. A path leads downhill to the river and Buddhist ruins. The site is on UNESCO's tentative list. Bedulu and neighbouring Pejeng, Bali's old capital, are also a quiet residential belt 10 minutes from central Ubud with more affordable land.
A water temple on the main street, built in the 1950s by architect Gusti Nyoman Lempad. A walkway crosses a lotus pond to the gate, and in the evening kecak and legong are danced on the stage in front. It is dedicated to the goddess of knowledge and the arts, fitting for Ubud: the town lives on galleries, music and dance schools. Museum Puri Lukisan with its collection of Balinese painting is next door.
The most accessible big waterfall near Ubud: 15 metres high on the Petanu river, no steep descent and half an hour from the centre. Cafés and viewpoints sit on the upper platform, swimming is possible below, in the rainy season the flow is murky and strong. On the way lie Kemenuh and Blahbatuh villages with carvers' workshops. The south of Ubud towards Tegenungan is a belt of cheaper land and new villas, closer to Sanur and the airport.
Eleventh-century rock shrines in the Pakerisan river gorge: ten seven-metre sanctuaries cut into the cliff in memory of King Anak Wungsu and his family. Some 300 steps lead down through rice terraces and stalls. Together with Tirta Empul it is part of the Pakerisan cultural landscape, a UNESCO site. One of the island's most atmospheric temples and a reason to explore northern Gianyar.
Landmark photos: Wikimedia Commons · Sacred Monkey Forest: Jakub Hałun, CC BY-SA 4.0 · Tegallalang Rice Terraces: EverettSlane, CC BY-SA 4.0 · Campuhan Ridge Walk: Fabio Achilli, CC BY 2.0 · Ubud Palace (Puri Saren): Jakub Hałun, CC BY-SA 4.0 · Ubud Art Market: Wikimedia Commons, CC BY-SA 3.0 · Tirta Empul: Panina Manina, CC BY-SA 4.0 · Goa Gajah (Elephant Cave): Jakub Hałun, CC BY-SA 4.0 · Saraswati Temple: Nepomuk, CC BY-SA 3.0 · Tegenungan Waterfall: Magul, CC BY-SA 4.0 · Gunung Kawi: Karinkeren, CC BY-SA 4.0
| Airport | 60–90 min |
|---|---|
| Beach | Keramas ≈40 min |
| Clinics | Kenak Medika, Ari Canti, Prof. Ngoerah ≈60 min |
| Schools | Green School (Sibang) 30 min, Pelangi, Wood School |
| Coworking | Outpost, Hubud and others |
Drive times are typical off-peak estimates. Verify on Google Maps for a specific plot.
$316/m² on average (LandLoom, 05.2026). Range $250–750/m². By village: centre and Penestanan IDR 6–12M/m², Sayan 10–18M, Tegallalang 3–6M.
The AirROI polygon shows 37% (dragged down by 1,100+ rooms and guesthouses). Established pool villas run 55–65%. Our Green Harmony hit 88.2% in 2025.
No. The ban on new hotels and restaurants from 2026 covers six regencies. Gianyar, Badung and Denpasar are not among them.
Updated 2026-09-20. Not a public offer. DOMA is an agency: we do not build or sell in this area unless stated on the page.
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