Bali Property Market Report

Bali received 3,203,156 direct foreign visitors in the first half of 2026, 2.4% fewer than in the first half of 2025, after 6,948,754 in the whole of 2025, which was 9.7% more than in 2024. The year began slowly, with 502,205 arrivals in January and 472,070 in March. The count then rose every month to 605,013 in June, which was still about 5% below June of the year before.

Australia remained the largest market with 802,837 arrivals, a quarter of the total and 6.1% more than a year earlier. China sent 285,120 visitors (up 7.8%) and India 278,056 (down 7.5%). Russia's 109,595 was almost unchanged, while South Korea (down 17.2%) and Malaysia (down 19.1%) fell the most among the ten largest markets.

Star-rated hotels filled up as the year went on. Occupancy was 52.5% in March and 64.9% in June, 0.2 points above June 2025. The top of the market did best: five-star hotels reached 72.3% in June, 3.4 points above a year earlier, while one-star hotels fell 14.2 points. Accommodation outside the star system stood at 38.9%, 7.2 points lower than a year earlier. Guests stayed 2.86 nights on average in star hotels, 0.17 nights longer than a year earlier.

Colliers Indonesia, in its Bali hotel report of October 2026, counts international arrivals down 2.4% and domestic visits up 2.0% for January to July. It expects hotel occupancy of 65% to 67% and an average room rate of USD 149 to 151 for 2026, and describes a market moving from visitor growth to visitor value, with the hotel pipeline weighted toward five-star rooms.

C9 Hotelworks and Horwath HTL counted more than 70 hotel-managed property developments on sale in Bali in March 2026. About 40% are in Canggu and Berawa, 21% in Uluwatu and 17% on the north-west coast around Seseh, Pererenan and Nyanyi. Villas make up about 18% of that supply, up from 13% a year earlier, and branded residences about 10%. Most projects are small: 84% have fewer than thirty villas.

Freehold is growing from a small base. In those projects its share rose from 12% to about 23% in a year, mostly through launches in Seseh, Pererenan and Nyanyi, while Canggu and Berawa remain mainly leasehold. Across all listed supply, REID found 82% leasehold and 18% freehold in the first quarter of 2026, and ties the low freehold share to structural limits on ownership.

REID counted 67% of listed homes as ready and 33% as off-plan. Villas are 87% of the supply and apartments 13%. REID notes that most apartments are still off-plan and warns that many projects may finish within a short time, which could press on sales and rents.

Colliers puts the apartment supply at around 3,000 units in 2025: Nusa Dua 41%, Canggu 25% and Uluwatu 16%, with one-bedroom units 52% and studios 26%. About 86% of the apartment projects are leasehold, with an initial term of 25 to 35 years. For 2026 and 2027 it counts 1,256 units in 17 projects, the largest share in Ubud with 439 units, and expects development to stay limited and mostly on redeveloped sites.

REID found the median price in the first quarter of 2026 about 0.7% above a year earlier. Ready homes had a median of about $321,000 and off-plan homes about $249,000, a gap of more than 20% that has held for some time: ready villas at $330,000 against $275,000 off-plan, ready apartments at $172,000 against $155,000. The average home measures 205 square metres, and the average price per square metre is slightly below the 2025 level of $2,210.

Buyers are choosing smaller homes. In the first quarter, one- and two-bedroom homes were 55.7% of sales and homes with five or more bedrooms 5.6%, which is the nearest the sources come to a luxury segment. For the whole of 2025, REID reports sales 5% below 2024 and a median price of about $280,000. Leasehold medians fell about 5% over three years while freehold medians rose about 10%, a change REID puts down to the mix of homes sold rather than to falling values.

Colliers gives apartment prices from IDR 20 million to IDR 80 million per square metre, which is about $1,100 to $4,500 at the rate of IDR 17,870 to the dollar used in its hotel report. The highest prices are in Uluwatu, Seminyak and Ubud; Canggu is cheaper because it has more supply and more standard products. Colliers expects price growth to stay moderate in 2026, with Canggu and Uluwatu showing more resilience.

No source separates luxury homes from the rest of the market, and Bali has no open register of sales, so these figures describe the market as a whole. The top of the range shows in REID's 2025 medians: about $795,000 for five-bedroom homes and about $800,000 for six-bedroom homes.

REID counted the supply of rental homes up 107% in three years to 2025. Occupancy still rose 2% to 53%, but the average daily rate fell 14% to $178 and total rental revenue fell 16% to $1.21 billion. Professionally managed homes saw the sharper fall in rate, down 26% to $226.

The pattern held in the first quarter of 2026: rental revenue about 7% lower than a year earlier and occupancy 3.4% higher. South Badung gained 10% in occupancy while Central Badung lost 7%, and Gianyar and Denpasar gained market share.

Hotels show the same split. Star-rated occupancy rose to 64.9% in June, but accommodation outside the star system fell to 38.9%. Colliers expects hotel room rates to hold at around $149 to $151 in 2026, and notes that booking lead times have shortened from about three months to four to six weeks, which makes rates harder to plan.

Foreigners cannot hold freehold title (Hak Milik) in Indonesia. Colliers lists the routes open to them for apartments: a foreign-investment company (PMA), strata title under a right to use (Hak Pakai) or a long lease (Hak Sewa), the lease being the most common. For rental villas, C9 notes that a foreign individual cannot hold the tourism operating licence directly and needs an Indonesian company or a local landowner.

Land use is tightening. Governor's decree No. 5 of 2025, issued in December 2025, bans converting rice fields to non-agricultural uses, including villas and other tourism property, and building permits on such land are reported to be refused. Converting protected farmland can carry a prison sentence of up to five years under national law No. 41 of 2009.

Rentals face checks too. C9 reports that short-term rentals had to show full legal compliance by 31 March 2026 or risk removal from major booking platforms. Builders need a building approval (PBG) before construction and a certificate of proper function (SLF) after it, which Colliers says adds time and calls for early planning.

REID and Colliers both say buyers have become more careful about regulation, ownership structure and the legal standing of a project. Check any purchase with an Indonesian notary (PPAT).