Bali Property Prices in 2026: What the Market Shows

Bali property prices are moving in two directions at once in 2026. Supply-constrained pockets of the southern corridors and newer locations like Tabanan are holding or rising in asking price. Oversupplied corridors, notably parts of central Canggu where villa density built up sharply in 2023 and 2024, have seen nightly rate compression that is feeding into resale sentiment. Indonesia's national residential property price index grew just 0.62 percent year on year in Q1 2026 per Bank Indonesia's quarterly survey, well below what foreign buyers often assume when they read headline reports about Bali.

Demand is not the problem. BPS-Statistics Indonesia Bali Province recorded 6,948,754 direct foreign arrivals in 2025, up 9.72 percent year on year, the strongest annual figure the island has recorded. That sustains rental occupancy in well-run villas and keeps buyer interest from the US and UAE in place. The issue is that supply in some corridors has outrun demand, so the market has split.

Colliers' Q1 2026 Bali Hotel report puts gross villa yields across the island in a 4.4 to 6.9 percent band, and notes that supply-constrained pockets are holding occupancy and rate. Oversaturated stretches, by contrast, face discounted nightly rates and weaker resale interest. A buyer comparing listings on headline price alone, without checking local rental occupancy in that specific pocket, is looking at the wrong variable.

On land, Exotiq Property's land price guide lists prime Canggu freehold plots in a range of IDR 600 million to IDR 1.5 billion per are (one are equals 100 square metres), with top-corridor land above that. Tabanan, including the Kaba Kaba and Kediri areas, sits well below those levels. That land-basis gap is the core argument for off-plan buyers evaluating the area. Any listed figure is an asking price in a negotiated market, not a fixed rate, so treat it as a range.

The supply picture for Tabanan also changed in late 2025. Bali Governor's Instruction Number 5 of 2025, in force from 2 December 2025, bans the conversion of productive rice fields to tourism use across six regencies including Tabanan, as Emerhub and The Bali Sun have covered. Projects on non-agricultural land that already hold a building permit continue, but the instruction caps the future pipeline of competing sites on agricultural land. This is general information and not financial, tax or investment advice. Treat any price, yield or appreciation figure as a range at a point in time. Ownership structures for a foreign buyer are in our guide for foreign buyers and rental tax in our rental income tax guide.