About This Report
The Bali Property Market Report 2026 is the first publicly available, independently compiled dataset of the Bali new-build and off-plan property market. There is no other source for this data. It does not exist anywhere else.
We built it ourselves. Between January 2025 and May 2026, the Ayla Property team contacted developers directly across the island, collected listing data, verified pricing, requested ROI projections, and recorded payment terms. 83.7% of first contacts fall within a structured two-month outreach sprint in mid-2025. The database is maintained and updated on an ongoing basis.
We are sharing it publicly, free to download and cite, because better information makes for better decisions. Investors who understand the market make better investments. And better investments are good for the entire Bali property ecosystem.
What this report covers:
- Full market overview with price distribution across 511 listings
- Area-by-area price comparison across 15 major Bali investment locations
- ROI analysis by area, including conservative and optimistic projections
- Property type breakdown across villas, apartments, townhouses, and hotel units
- Pipeline data showing which years carry the highest delivery volume
- Five key market findings that challenge common assumptions about Bali property
What it does not cover: secondary resale transactions, private listings, or the vacation rental resale market. This is a new-build and off-plan dataset only.
Market Overview
As of May 2026, the Bali new-build and off-plan property market comprises at least 511 active listings from 80 active developers, spanning 15 or more distinct investment areas. The median listing price across all 511 properties is $290,000 USD. The market is broadly accessible, with more than half of all listings priced under $300,000.
| Price Range (USD) | Listings | Market Share |
|---|---|---|
| Under $100,000 | 13 | 2.6% |
| $100,000 to $200,000 | 132 | 26.6% |
| $200,000 to $300,000 | 117 | 23.5% |
| $300,000 to $400,000 | 94 | 18.9% |
| $400,000 to $500,000 | 41 | 8.2% |
| $500,000 to $750,000 | 37 | 7.4% |
| $750,000 to $1,000,000 | 31 | 6.2% |
| $1,000,000 and above | 32 | 6.4% |
The market is heavily concentrated in off-plan product: 71% of listings are pre-completion. Market concentration at the developer level is also notable: the top 6 developers (LOYO Development, Nuanu Property Group, Mirah Development, Breig, OXO Development, and HQC Bali) account for 199 of 511 listings, which is 39% of the market from just 7.5% of operators. The vast majority of Bali developers are small, single-project businesses.
One figure stands out across the entire market: 94% of developers charge exactly 5% agent commission. What this means for buyers is explained in Finding 5 below.
Key Findings
Five findings from the data that challenge common assumptions about investing in Bali.
Canggu Commands No Yield Premium
Despite being Bali's most searched investment location, Canggu's conservative ROI median is 10.0%, exactly at the market median. Melasti, Pecatu, and Pererenan all deliver 12%. Investors paying the Canggu name premium receive no yield compensation for it.
79% of Bali Developers Accept Cryptocurrency
This makes Bali one of the world's most crypto-friendly property markets by volume. No comparable market-wide figure exists for any other Asian real estate market. USDT and USDC are the dominant accepted tokens, with some developers offering a 2 to 5% discount for crypto payment.
Ready Stock Offers No Yield Discount vs Off-Plan
Conservative ROI median for ready stock is 10.5% versus 10.4% for off-plan. The market does not price construction risk into off-plan yields. Ready stock delivers the same projected return with no construction risk and immediate rental income.
The Freehold Anomaly
82 listings (16%) offer freehold or a freehold option, despite freehold ownership being legally restricted for foreign nationals in Indonesia. Always verify title structure with an independent PPAT notary before committing to any purchase described as freehold.
The Commission Market Is Fully Commoditised
94% of developers pay exactly 5% agent commission, a uniform rate across the entire market. Agents working on a developer-aligned basis have zero financial incentive to recommend one developer over another. The only genuinely independent advice comes from a buyer-side broker.
Area Analysis by Price
The 12 major Bali investment areas in our dataset show significant price variation. The most expensive areas are not always the best-yielding.
| Area | Listings | Median Price | Notes |
|---|---|---|---|
| Nuanu | 44 | $401K | Planned city. Villas and hotel units only. |
| Uluwatu | 49 | $363K | 32.5% hotel-investment product. |
| Pecatu | 24 | $350K | High ROI, emerging area. |
| Nusa Dua | Premium | 100% villas. Highest ROI claims. | |
| Canggu | At median | Most balanced mix. Widest price range. | |
| Pererenan | Below median | Apartment-dominant. 12% median ROI. | |
| Melasti | Below median | Emerging. 12% median ROI. |
Nuanu is the only major planned-city development in the dataset. Zero apartments. A completely distinct investment profile from the rest of Bali. Pererenan is the only major area where apartments outnumber villas. Uluwatu has the highest proportion of hotel-investment product. Canggu has the most balanced product mix, with the widest entry price range of any area on the island.
ROI by Area
The market-wide median conservative ROI is 10.6%, with a median optimistic ROI of 16.4%. These are developer-stated projections. Actual returns vary with occupancy, management quality, platform fees, and maintenance costs.
Nusa Dua records the highest ROI claims in the dataset alongside its strong land values. Melasti and Pecatu both deliver conservative ROI medians of 12%, two full points above the market median. Pererenan also delivers 12% at the conservative median, with a lower entry price than Canggu.
A 10.6% conservative ROI on a $290,000 property implies approximately $30,740 per year in gross rental income. After a typical management fee of 20 to 25% of gross revenue, net income is approximately $23,000 to $24,600 per year. That is a net yield of 7.9% to 8.5%, which remains significantly stronger than most Western property markets even at its most conservative.
Pipeline and Delivery Timeline
Of 511 listings, 459 carry a stated completion date. The delivery pipeline is heavily concentrated in 2026 and 2027, with 2026 the single largest delivery year in the dataset.
| Completion Period | Listings | Share of Pipeline |
|---|---|---|
| Already completed | 52 | 11.3% |
| Completing 2025 | 87 | 19.0% |
| Completing 2026 | 145 | 31.6% |
| Completing 2027 | 94 | 20.5% |
| Completing 2028 and beyond | 28 | 6.1% |
239 units are completing in 2025 and 2026 combined. This represents a meaningful expansion of rental supply and is worth factoring into occupancy projections for properties in high-concentration areas. The top 6 developers account for 39% of the entire pipeline. Developer track record and financial health are especially important in the current delivery environment.
Methodology
This dataset was built through direct developer outreach by Ayla Property. We contacted developers across Bali, requested listing data, verified pricing where possible, and recorded developer-stated ROI projections and payment terms. The work was done by us, in-house, using our own developer relationships built through years of active brokerage on the island.
83.7% of first-contact dates in the database fall within a two-month window in mid-2025, reflecting a structured outreach sprint. The database is maintained on a rolling basis and updated as new information is received.
This dataset covers new-build and off-plan product only. ROI figures are developer-stated projections and have not been independently verified. Managed rental returns will vary with occupancy, platform fees, management costs (typically 20 to 30% of gross revenue), and maintenance expenditure.
Why We Did This
No independent market data of this kind existed for Bali before this report. Most market commentary in the Bali real estate space comes from developers marketing their own projects, or from agents with a financial interest in specific sales. We built this dataset because investors deserve access to real market data, not marketing material dressed up as research.
Ayla Property is an independent broker. We work for buyers, not developers. We are paid by developers only on successful completion, at the same 5% rate the entire market charges. Our interest is in matching the right buyer to the right property, not in maximising transaction volume.
Ayla Property is a Bali-based independent property brokerage helping foreign investors access the Bali villa and leasehold market. We source across the full developer landscape, conduct independent due diligence, and provide trusted connections to PPAT notary partners. We never push a property we would not invest in ourselves.
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