Destinations / Indonesia / Bali
Bali, Indonesia
Data grade C: portal and agent intelligence Updated Oct 2026
The island everyone knows: rice terraces, surf coasts and the world’s most famous villa-lease market.
On this page: What it buys · Where to look · All-in costs · Visas · Properties
Photo: Wikimedia Commons
leasehold villas typically $150k-400k for 25-30 years (approx)
asking price level
8 to 12% gross short-let (approx)
gross rental yield
about 4.4 million
population
tropical; dry season Apr-Oct
climate
Ngurah Rai (DPS)
getting there
Bali runs on its own property logic: foreigners hold long leaseholds (25 to 30 years with negotiated extensions) or right-of-use titles paired with residence permits, and the villa short-let market around Canggu and Uluwatu posts gross yields the Mediterranean can only admire. The rules reward buyers who hire the good lawyer first and fall in love second.
What your money buys here
Typical buys at each band, drawn from current local asking prices. Use the price per square metre in the bar above as your anchor: multiply it by the size you need and you will spot an overpriced listing in seconds. Figures are approximate, lean to the cautious side, and get refreshed as our data passes land.
$200k
A 25-year leasehold 2-bed pool villa in Ubud’s lanes or upper Uluwatu
$350k
A prime Canggu or Pererenan 2-3 bed leasehold villa with booking history
$500k
A designer 3-4 bed long-lease villa near the beach or cliffs
Tabanan, Sidemen and Amed: one step beyond the famous names the island returns to village prices. Going one town over usually buys a size or quality upgrade on the same budget, and these smaller markets are where patient buyers find the mispriced gems. Fewer listings means more waiting, so set the alert and be ready to travel when the right one appears.
Listings open on partner portals. Some links may earn us a commission, always marked.
Where to look
1. Canggu and Pererenan: the remote-work epicentre
2. Ubud: jungle, wellness and the arts
3. Uluwatu and Bingin: surf cliffs and sunset bars
All-in cost at $350k
Leasehold purchase: notary and legal roughly 1.5 to 3%
Freehold-structure purchases carry 5% buyer tax (BPHTB) plus notary
Rule of thumb: budget 3 to 6% on top, structure-dependent
Foreigners in Bali typically hold long leaseholds (25 to 30 years with extensions) or Hak Pakai right-of-use titles tied to a residence permit. The lawyer is not optional here. Figures approximate.
Visas and residency (most passports)
Remote worker visa (E33G): Yes: a year at a time for employees of overseas companies meeting an income bar.
Second home visa: Yes, for those parking substantial funds.
Buy-to-reside: Not directly; Hak Pakai title pairs with holding a stay permit.
Visiting: visa on arrival, extendable.
Healthcare and insurance
Good private clinics in Bali’s south for everyday needs; serious cases fly to Singapore or Bangkok, so insurance with evacuation cover is the norm, roughly $100 to $300/month per adult.
Schools and family
A lively international and green-school scene around Canggu, Ubud and Sanur, typically $4,000 to $15,000/year.
Serious about Bali?
Talk it through with a relocation and buying advisor. Visas, timing and the buying process, in one call.
Sources: portal and agent data (Grade C: treat figures as indicative), notary fee schedules, immigration (E33G, second home) pages. Figures marked approx are indicative and verified in our monthly data pass. Guidance, not legal or financial advice.