- The island median in mid-2026 is $256,000–299,000 per villa (Magnum Estate, 03.06.2026). Ubud runs $250,000–500,000, Canggu/Berawa $400,000–800,000, Seminyak $500,000–1,200,000.
- Land accounts for 25% to 60% of the price. Ubud is around $316 per sqm, Canggu $793, Seminyak $896, Uluwatu $790 (LandLoom data as of 09.05.2026).
- Construction runs $600–2,000 per sqm depending on tier; a pool costs $15,000–50,000 and furniture $15,000–60,000 (Teville, 16.02.2026; Balitecture, 2026).
- Budget 6–7% on top of the price for resale deals and up to 16–17% for developer purchases with VAT.
- Buying during construction costs less than a finished villa: DOMA's Mirador in Ubud starts at $139,000 with handover in September 2027.
The median Bali villa cost $256,000–299,000 in mid-2026. The median is almost useless on its own: in Ubud that buys a two-bedroom villa with a pool, in Seminyak it buys half of one. Here is what villas and land actually cost by area, what makes up the price, and what you pay on top of it.
Prices by area in 2026
Public market reviews converge on similar ranges. The summary below draws on Magnum Estate (published 26.05.2026, updated 03.06.2026, citing Paradyse Homes and COCO) and land data from LandLoom (as of 09.05.2026).
| Area | Land, $/sqm | Completed villa | Gross yield |
|---|---|---|---|
| Seminyak, Umalas | 900–1,900 | $500,000–1,200,000 | 10–14% |
| Canggu, Berawa | 530–1,560 | $400,000–800,000 | 12–18% |
| Uluwatu, Bukit | 310–940 | $500,000–900,000 (3BR ocean view) | 10–16% |
| Ubud | 250–750 | $250,000–500,000 | 10–15% |
| Sanur | ≈474 (average) | mid-market | — |
| Tabanan, Seseh, Cemagi, North Bali | up to 250 | $100,000–600,000 | 6–18% |
The island-wide average land price is around $238 per sqm. By area: Seminyak $896, Canggu $793, Uluwatu $790, Sanur $474, Ubud $316, Lovina and Singaraja in the north $158 per sqm.
An are (100 sqm) of land costs about $79,300 in Canggu and about $31,600 in Ubud. That 2.5x gap explains most of the difference in finished villa prices.
Watch the spread inside each area too. Asking prices in Canggu run $1,500–4,000 per built sqm; Ubud entry level starts around $1,060 per sqm (COCO Development Group, 2026). Units under a resort operator sell at $3,500–4,150 per sqm against $1,800 per sqm for standalone villas — you are paying for the brand and the management, not for the square meters.
What makes up a developer's price
The price is not a market mood. It is five measurable blocks.
1. Land or leasehold. Between 25% and 60% of the total, depending on the area. In Ubud land is the smaller share; in Canggu and Seminyak it is often the larger one. Leasehold (Hak Sewa) — a long-term land lease with the right to build, rent out and transfer rights — costs less than freehold because you pay for a term, not for ownership.
2. Construction. Bali contractors quote $600–2,000 per sqm in 2026 (Teville, 16.02.2026): a compact 80–120 sqm villa at $600–900 per sqm, a 150–250 sqm family villa at $800–1,300, architect-driven builds above 250 sqm at $1,400–2,000. That rate covers structure, roof, MEP and standard finishes.
3. Pool, furniture, landscaping. Pool $15,000–50,000, furniture and appliances $15,000–60,000, landscaping $5,000–20,000, architectural design from $7,000, PBG permits $1,000–3,000 (Balitecture, 2026). On a $150,000 villa these are not extras — they are a quarter of the budget.
4. Permits and legal structure. KKPR, PBG, SLF, the notarial deed, leasehold registration. Cheapest when the package is complete before sales start. Most expensive when it is assembled afterwards and the timeline slips.
5. Developer margin. Typically 15–25%. That is fair — it pays for schedule risk, warranties and service. What is not fair is a margin you cannot see while deadlines and warranties stay out of the contract.
The math on a real footprint. A 72 sqm two-bedroom villa on a 115 sqm plot near Ubud: leasehold land around $36,000, construction at $850 per sqm around $61,000, pool and terrace $18,000, furniture and appliances $20,000, design, permits and legal $9,000. That is roughly $144,000 in cost — before any margin. Which is why an off-plan villa in Ubud cannot physically sell for $80,000: at that price either the land has no clean title or the build has no SLF.
Off-plan or finished: what the gap buys
A finished villa costs 15–30% more than one under construction. That premium buys zero waiting time and a building you can walk through. Off-plan is cheaper, but you take on two risks: schedule slippage and quality that does not exist yet.
How a contract closes those risks:
- payments tied to construction stages, not to the calendar — each payment follows a signed completion act;
- build duration and late-delivery penalties written as numbers;
- separate warranty terms for structure, engineering systems and finishes;
- handover after the SLF (building suitability certificate), not "when ready".
The payment mechanics are covered in our article on developer instalment plans, and object-level checks in villa due diligence.
What you pay on top of the sticker price
The listed price is not the deal total. 2026 benchmarks:
| Item | Amount | Who pays |
|---|---|---|
| BPHTB (acquisition duty) | 5% of the taxable base | buyer |
| VAT (PPN) on a developer unit | 11–12% of building value | buyer |
| Notary and PPAT | 0.5–1% of the deal | usually buyer |
| Registration, certificate (BBN) | around 1% | buyer |
| Legal due diligence | $1,000–2,500 | buyer |
| PPh on sale (freehold) | 2.5% of price | seller |
All in, a resale deal adds 6–7% to the price; a developer purchase with VAT adds up to 16–17%. The question to ask the seller is simple: which of these taxes are inside the quoted price and which are not. Get the answer in writing. Full tax breakdown: taxes on buying and renting a Bali villa.
Why leasehold costs less — and how to compare fairly
Foreigners cannot hold freehold land in Bali; the law prohibits it outright. Leasehold is the legal route, which is why properties marketed to foreign buyers sit below local freehold pricing.
The comparison trap: two villas at $250,000 can differ twofold in real cost if one has 20 years left on the lease and the other has 50. Price the year, not the headline — $250,000 over 20 years is $12,500 a year, over 50 years it is $5,000. All else equal, the second villa is half the price at the same sticker.
The second question is whose name the land sits in and how the extension is documented. See how leasehold works for foreigners and PT PMA versus leasehold.
What DOMA's price includes
Our Mirador project in Ubud is 7 villas, all two-bedroom, 72 sqm houses on 112–118 sqm plots. Entry from $139,000, handover September 2027.
Included: leasehold land registered to the investor after the first payment; turnkey construction; pool and landscaping; furniture and appliances ready for rental from day one; the full permit package. Payments run stage 0 (land) then 30/30/30/10 against completion acts. The lease term and guaranteed extension are fixed in the contract: 29 + 10 + 30 years.
Not included, and we say so upfront: owner running costs after handover (staff, utilities, taxes, repair reserve) and the management fee. Those are broken down in our article on yields.
Bottom line
Bottom line: the $256,000–299,000 island median tells you nothing about your own purchase — land in your chosen area and build tier set the price. In Ubud a two-bedroom villa costs 1.5–2x less than a comparable one in Canggu at a similar 10–15% gross yield. Track three numbers instead of the sticker: cost per year of leasehold, the full deal total including taxes, and the running budget after handover. If a seller cannot put any one of them in writing, the issue is not price — it is risk.
Build a configuration and a budget for your own case in our configurator — two minutes, no contact details required.
This material is informational and does not constitute a public offer. Market figures come from open sources as of the publication date and change over time.
FAQ
How much does a villa in Bali cost in 2026?
The island median is $256,000–299,000 (Magnum Estate, 03.06.2026). The spread is wide: Ubud starts around $250,000, Canggu around $400,000, Seminyak reaches $1.2M. Off-plan villas in Ubud start at $119,000–139,000.
Why do identical villas cost twice as much in Canggu as in Ubud?
Land is the difference. An are (100 sqm) in Canggu costs about $79,300 versus about $31,600 in Ubud (LandLoom, 09.05.2026). Construction, furniture and permits cost roughly the same island-wide.
Is it cheaper to buy a finished villa or build one?
Building costs less on paper but takes 8–14 months and requires land with a complete permit package, contractor supervision and time on the island. Buying off-plan from a developer gives a lower price than a finished villa without the operational load.
What costs come on top of the villa price?
Roughly 6–7% on the resale market (notary, taxes, registration) and up to 16–17% from a developer with VAT. Add $1,000–2,500 for legal due diligence and furnishing if it is not included.
Why is leasehold cheaper than freehold?
Leasehold (Hak Sewa) is a long-term land lease with the right to build, rent out and transfer rights — not ownership. You pay for a term, so the price is lower. Compare properties by cost per year of use, not by headline price.