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RULand and Villa Prices in Bali by Area: Canggu, Ubud, Uluwatu, Kedungu
Land and villa prices in Bali vary sharply by area: Canggu and Uluwatu command a premium, Ubud and Kedungu are more affordable but with different growth dynamics. Below are current-season reference points to help you navigate before you start viewing.
Canggu and Berawa
The most liquid and expensive segment. High tourist density, mature infrastructure, plenty of coworking spaces and restaurants.
- Land (freehold, 1 are = 100 sqm): 300–550M IDR per are
- Leasehold (25–30 years): 40–80M IDR/year per are
- Ready villas (2–3 beds, pool, staff): 350–700K USD
- High-season nightly rental: 250–500 USD/night
Price drivers: proximity to the beach, access to the main road, presence of a management company. Prices drop 20–30% further inland (north of Echo Beach).
Ubud and Surroundings
Cultural hub, strong demand for long stays and retreats. Land prices are lower than Canggu but rising steadily due to limited flat plots.
- Land (freehold): 120–250M IDR per are
- Leasehold (25–30 years): 18–40M IDR/year per are
- Ready villas (2–3 beds): 200–450K USD
- High-season nightly rental: 150–300 USD/night
Important: many plots sit in forested zones, building is more complex, foundation and drainage costs run higher. Verify land status (green zone / yellow zone) before buying.
Uluwatu and Bingin
Premium segment with ocean views. A cliff-view plot costs 2–3x an inland one. Infrastructure is younger, roads are narrow, water and electricity can be scarce, budget for autonomy.
- Cliff-view land (freehold): 600–1,200M IDR per are
- Inland plots (freehold): 200–400M IDR per are
- Leasehold (25–30 years): 50–100M IDR/year per are (cliff), 25–50M IDR/year (inland)
- Villas with view (3–4 beds): 600K–1.5M USD
- High-season nightly rental: 400–900 USD/night
Risk: cliff erosion, strict setback rules (15–30 m from the edge) in the cliff zone.
Kedungu and Seseh
Growing corridor between Canggu and Tanah Lot. Prices still below Canggu, but the road map (new bridge, Jalan Raya Kedungu widening) signals upside.
- Land (freehold): 150–300M IDR per are
- Leasehold (25–30 years): 20–45M IDR/year per are
- Ready villas (2–3 beds): 250–500K USD
- High-season nightly rental: 180–350 USD/night
Solid balance: close to Canggu's amenities, quieter and cheaper. Many new projects are built under management, easier to put into rental.
What Drives Price Beyond the Area
- Land title, freehold (hak milik) is for Indonesian citizens only; foreigners use PT PMA or leasehold (hak sewa). Leasehold is cheaper but time-limited.
- Plot topography and shape, sloped or triangular plots cost more in earthworks.
- Utilities, grid power (PLN) and mains water (PDAM) connections can run 50–200M IDR if networks are far.
- Road access, plots on sealed roads carry a 15–25% premium.
- Management company, a managed villa yields passive income but takes 20–30% of rental revenue.
| Area | Listings | Price per month |
|---|---|---|
| Canggu | 7 | $ 2 275 - $ 6 600 |
| Ubud | 3 | $ 2 380 - $ 10 938 |
| Seminyak | 1 | $ 3 300 |
Choosing an Area for Your Goal
- Maximize short-let RevPAR, Canggu, Berawa, Uluwatu (cliff).
- Long lets and retreats, Ubud, Seluang, Kedungu.
- Family relocation, Ubud (schools, clinics), Sanur (beach, calm), Kedungu (balance).
- Land appreciation play, Kedungu, Seseh, north Ubud (not yet overheated).
Prices are indicative for the current season (October 2026). Exact pricing depends on documents, topography, and seller flexibility. Current villa and land listings, in the sales section: /sale/.
Villa catalog with current prices: Canggu, Seminyak, Ubud and other areas.
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