- 55% of villas for sale in Ubud at the end of September 2026 were listed after March 2026. Across Bali the figure is 29%; in Canggu, 23%; in Uluwatu, 41%.
- New Ubud listings are cheaper: a median of $267,000 versus $354,000 for older ones; Lease-Year Price $10,890 versus $13,080.
- Ubud has become a buyer's market: more choice and easier negotiation. Choose by Lease-Year Price, documents and rental track record rather than renders.
Ubud was long seen as an area with limited supply: rice fields, building restrictions, little land for villas. Listings at the end of September 2026 tell a different story: supply has grown noticeably in six months.
How many new listings
Of the 205 villas for sale in Ubud, 112 were listed after March 2026, or 55%. Other areas for comparison:
| Area | Listings now | Listed since March 2026 |
|---|---|---|
| Ubud | 205 | 55% |
| Uluwatu | 328 | 41% |
| Ungasan | 280 | 28% |
| Canggu | 557 | 23% |
| Pererenan | 255 | 20% |
| All Bali | 2,502 | 29% |
One caveat: we only see villas that are on sale now. Some older listings have been removed because they sold or the seller withdrew them, so the share of new listings overstates growth. But the gap with other areas is too large to be explained by that alone.
New listings are cheaper
| Ubud, leasehold | Listed since March 2026 | Listed earlier |
|---|---|---|
| Median price | $267,000 | $354,000 |
| Lease-Year Price | $10,890 | $13,080 |
New supply has more one- and two-bedroom villas and more off-plan projects. That puts pressure on prices across the area: sellers of older villas now compete with cheaper, newer stock.
What it means for buyers
- More choice and room to negotiate. In a buyer's market the asking price is where the conversation starts.
- More projects without a track record. Part of the new supply comes from developers' first projects. Check the documents and the team's history.
- Compare by Lease-Year Price. As supply grows, villas with long leases and proven yields win. The median for two-bedroom villas in Ubud is $9,270 per lease year.
- Look at rental performance, not renders. With more villas, occupancy goes to those with stronger management and reviews.
Quarterly figures for the Ubud market are published in the DUVI index.
Source: DOMA Research summary of 2,502 villa listings in the Bali Home Immo catalogue, collected 29 September 2026. Asking prices, not transactions; IDR converted at 17,960 per USD. The data is open in the DUVI index.
FAQ
Is villa supply growing in Ubud?
Yes. Of the 205 villas for sale in Ubud at the end of September 2026, 112 were listed after March 2026. That is 55%, versus 29% across Bali.
Are Ubud villa prices falling?
New Ubud listings are cheaper than older ones: a median of $267,000 versus $354,000. That puts pressure on prices, though listings do not show actual sale prices.
What does more supply mean for buyers?
More choice and more room to negotiate. But also more projects without a track record: check documents, lease term and the developer's history.