Investment property in Bali: what to buy and what it costs
Villas for sale in Bukit, Uluwatu, Canggu, Pererenan, Seminyak, Ubud and Sanur with minimum prices, yields, taxes on buying and owning.
In 2026 foreigners buy villas in Bali under a long-term lease of the land and the house for 20-30 years: the lease is signed in your own name on a passport, without a company or a residence permit. A one-bedroom loft with its own plunge pool costs from $69,000 in Bukit, a two-bedroom villa from $140,000 in Uluwatu. Similar villas rent by the year at yields of 8.5-14.5%, and new-home prices in Denpasar rose 1.02% over the year.
Below are seven villas for sale now, from $69,000 in Bukit to $300,000 in Pererenan, land prices by area, rental yields, taxes and visas. A manager will confirm what is for sale today and the exact price.
The market in brief
Prices and rules as of 2026.
What properties investors buy in Bali
Seven villas for sale in Bali now, from $69,000 to $300,000: Bukit, Uluwatu, Canggu, Pererenan, Seminyak, Ubud and Sanur. The price, area, lease term and condition are the seller's; a manager will send the lease contract, the land certificate and similar options to the chat.
A one-bedroom loft with a plunge pool near Bingin and Dreamland beaches
from $69,000
A 34 m² one-bedroom loft on a 39 m² plot with its own plunge pool, fully furnished, built in 2025. The right to the villa runs for 22 years under the lease. Dreamland beach is 10 minutes by scooter, and Bingin, Padang Padang, cafes, gyms and surf breaks are nearby. Similar one-bedroom lofts in Bukit rent by the year from $9,980, about 14.5% a year.
A two-level villa with its own pool in Canggu
from $84,000
A 70 m² two-level villa on a 75 m² plot: a bedroom, two bathrooms, a living room, a kitchen, its own pool, its own well and parking. Fully furnished, built in 2021, with an 18-year lease. The beach is 5 minutes by car. Canggu is the area of Bali with the highest demand from foreigners and the most expensive land, up to $2,800 per are a year, and a villa with its own pool here costs from $84,000.
A new eco-villa with a jungle view in Sayan near Ubud
from $106,000
A new 75 m² eco-villa on a 100 m² plot: a jungle view, an open layout, natural materials, fully furnished, built in 2025, with a 23-year lease. The Ubud palace is 15 minutes away. Ubud is the cultural centre of Bali with the cheapest land among the popular areas. One-bedroom villas in Ubud rent by the year from $12,200, about 11.5% a year.
A new two-bedroom villa with a roof terrace near Melasti beach
from $140,000
A new 80 m² Mediterranean-style villa on a 160 m² plot: two bedrooms, an open living room with a kitchen and a roof terrace, partly furnished, built in 2025. The lease runs for 28 years, one of the longest terms in the section. Melasti beach is 7 minutes away. Two-bedroom villas in Uluwatu rent by the year from $13,310, about 9.5% a year.
A two-bedroom villa with a pool in a gated complex
from $161,000
A new 98 m² villa on a 130 m² plot in a gated complex: two bedrooms, a living room opening onto a 6.5 × 3.4 m pool, fully furnished, built in 2025, with a 24-year lease. The beach is 10 minutes away. Seminyak is an area of restaurants and shops by the sea where homes are rented all year: such villas rent by the year for $13,730 on average, about 8.5% a year.
A new two-bedroom villa in quiet Sanur
from $189,000
A new 103 m² villa on a 95 m² plot: two bedrooms, an open living room, fully furnished, built in 2026. The lease runs for 29 years, the longest term in the section. The beach is 10 minutes away and the market 2 minutes. Sanur is a quiet area on the east coast with a calm sea, chosen by families with children. Such villas rent by the year for $19,240 on average, about 10.2% a year.
A three-bedroom villa with a large pool in Pererenan
from $300,000
A new 150 m² villa on a 280 m² plot: three bedrooms, a large private pool and a bright open living room, fully furnished, built in 2026 and ready to move into, with a 26-year lease. The beach is 5 minutes away. Pererenan is the area next to Canggu with the most expensive land in Bali. Such villas rent by the year for $26,890 on average, about 9% a year.
The price is the seller's price in 2026 in dollars, rounded up to the thousand: villas in Bali are sold in dollars. Each villa costs no more than the lowest price of similar villas in the area plus 10%. The term is set by the lease of the land and the house, and extension follows the terms agreed with the landowner. The yearly rent comes from long-term rental listings for villas with the same number of bedrooms in the area. We check the cards monthly and replace a sold villa with one of the same type and price.
How much land for a villa costs in Bali in 2026
By the Bank Indonesia index, in the second quarter of 2026 new-home prices in Denpasar rose 1.02% year on year and 0.69% nationwide: the market is growing steadily, without jumps. The price of a villa follows the land lease: an are (100 m²) in the best parts of Canggu costs $2,300-2,800 a year, in Ubud $230-450.
| Area of Bali | Land lease per are (100 m²) a year |
|---|---|
| Canggu: Pererenan, Berawa, Batu Bolong | $2,300-2,800 (40-50 million rupiah) |
| Central Canggu, Umalas, Seminyak by the sea | $1,700-2,300 (30-40 million rupiah) |
| Kuta, Legian, Kerobokan | $1,200-1,700 (20-30 million rupiah) |
| Uluwatu beaches | from $1,700 (30 million rupiah) |
| Ungasan, Pandawa, Bukit away from the sea | $560-840 (10-15 million rupiah) |
| Ubud | $230-450 (4-8 million rupiah) |
Data for 2026: residential land lease by area; the Bank Indonesia new-home price index, second quarter of 2026 against the second quarter of 2025.
What yield renting out gives
The villas in the cards rent by the year at 8.5-14.5% before tax, highest for the loft in Bukit and the eco-villa in Ubud, where the entry price is lower. At such yields a villa on a lease of 22 to 29 years pays for itself before tax in 7-12 years, and the remaining years of the lease bring income above the amount invested. A villa can be let if the lease with the landowner allows it; letting to tourists by the night requires tourism zoning and an accommodation licence, and since 31 March 2026 listings on booking sites need a permit.
| Tax | Rate |
|---|---|
| Letting land and buildings | a final 10% tax on the rent |
| Annual land and building tax | based on the cadastral value; the lease states who pays it |
| Sale | the seller pays a final 2.5% tax on the price |
Data for 2026: the yield comes from long-term rental listings for villas in the same areas; countries are compared in the rental yield table.
Tax on rent from a villa in Bali is paid in Indonesia as a final 10% tax on the rent. Rates and examples are on the page taxes in Indonesia.
What costs to add to the property price
| Payment | Amount |
|---|---|
| Tax on the lease amount | a final 10% tax on the rent; the contract states who pays it |
| Land deed notary | by law no more than 1% of the price in the deed |
| Land checks | the certificate, zoning, the landowner and the extension terms |
| Right of use of a house instead of a lease | 5% acquisition tax on the price minus a tax-free $4,500 (80 million rupiah), the seller pays 2.5%; a house from $278,000 (5 billion rupiah) and a stay permit is required |
Data for 2026. A foreigner signs the lease in their own name on a passport, without a visa or a company; the contract is signed at a land deed notary and registered. A manager calculates the total for a specific villa.
In Bali the landowner and the extension terms are checked before the deposit
Mistakes cost more than the tax: a lease from someone who does not own the land, a villa for nightly letting on land without tourism zoning, a plot on a rice field, an extension with no price in the contract, a deal in the name of a local acquaintance. Murblz support removes these risks: we find a villa for the budget and goal, check the certificate, zoning and the landowner, fix the extension in the contract and take the deal through the notary to registration.
The cost of support depends on the purchase budget and the goal - investment, a home for the winter or relocation; a manager calculates it in the chat.
Does buying give a residence permit
A villa under a lease is signed without a visa, and it does not give residence. The second home visa for 5 or 10 years is granted for a deposit of $111,000 (2 billion rupiah) in a state bank or for property from $1 million. With a stay permit a foreigner can register a right of use of a house for up to 80 years, and the house for that costs from $278,000 (5 billion rupiah).
A foreigner cannot own land, and deals in the name of a local acquaintance are void by law. A manager will send property from $1 million for the second home visa to the chat. More on the page Indonesia residence.
How we find a property
- Budget and goal: investment, a home for the winter or relocation. The manager clarifies the area, the lease term and how you will pay.
- A selection of real properties: villas with the seller's price, house and plot area, lease term and a yield calculation.
- Checks: the land certificate, the landowner and their right to lease the land, zoning, the building permit, the extension terms.
- A remote deal by power of attorney with an apostille: the contract at a land deed notary, payment through a bank and registration of the lease in your name.
The manager sends the selection to the chat, with sellers' prices on the date of the selection.
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More on buying in this country:
- Property in Indonesia for foreigners: rules, taxes and the deal
- How to buy an apartment in Bali
- Indonesia residence
- Taxes in Indonesia
- Living in Bali: cost of living, rent, areas
- Indonesia: country overview
All countries and budgets compared - on the page Investment property abroad.
FAQ
How much does a villa in Bali cost in 2026?
Can foreigners buy a villa in Bali?
What happens to the villa when the lease ends?
Does buying a villa give a visa in Bali?
What yield does letting a villa in Bali give?
What taxes apply when buying a villa in Bali?
Where to buy a villa for investment in Bali?
Can I buy a villa in Bali remotely?
Don’t want to figure this out alone?
We handle the whole process end to end: we shortlist properties for your goal, run legal checks and support the deal through to registration. Ask your question in the chat: the free consultation starts right here. Legal representation before authorities and courts is handled by Murblz specialists together with locally licensed partners.
The Murblz consultant replies straight away in the chat on this page. Describe your situation and we will work it out together.
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