Bali villa dataset puts leasehold median asking price at US$300,000

Bali — A cross-agency dataset of Bali villa listings compiled by Propertia reports a median asking price of US$300,000 for leasehold villas with at least 25 years remaining and US$430,000 for freehold villas, based on 3,018 leasehold and 1,884 freehold listings across the island as of April 2026, according to the firm’s market data page and supporting materials.

The combined sample covers 4,902 villa listings drawn from more than 16,000 active property advertisements across leading Bali real estate agencies, according to Propertia’s description of its dataset.

Propertia presents the figures as asking prices only, not evidence of completed sales, and notes that the island-wide medians cover villas marketed through multiple agencies rather than a single brokerage.

What the figures show

According to Propertia’s published Bali-wide metrics, the leasehold median of US$300,000 and freehold median of US$430,000 imply an absolute gap of US$130,000 between the two ownership types.

On a proportional basis, Propertia’s data frame the freehold median as roughly 43 percent higher than the leasehold median across Bali, highlighting the premium attached to freehold tenure in the current market.

Propertia reports the following sample sizes and medians for its Bali-wide villa dataset:

• Leasehold villa listings analyzed: 3,018
• Freehold villa listings analyzed: 1,884
• Total villa listings in the median-price sample: 4,902
• Leasehold median asking price (25+ years remaining): US$300,000
• Freehold median asking price: US$430,000

The firm defines the median as the midpoint value in each category of listings, meaning half the villas in each tenure group are advertised above that price and half below.

Propertia’s separate area-level analysis shows how these island-wide benchmarks compare with specific markets: for example, its Uluwatu guide cites a local leasehold median of US$269,000 and freehold median of US$473,000, set against the Bali-wide medians of US$300,000 and US$430,000.

Other market reports broadly align with those figures. Magnum Estate, for instance, places the island-wide median villa price in mid-2026 in the US$256,000–299,000 range, and notes that most investor-grade villas transact between US$300,000 and US$600,000.

Separate research by Domabali, drawing on Magnum Estate and land-market data, similarly suggests that completed villa prices in popular areas such as Canggu, Berawa and Seminyak commonly fall in the US$400,000–1.2 million range, with lower entry points in Ubud and Tabanan.

How investors should read the dataset

The Propertia figures describe the advertised-price distribution in a large cross-section of villa listings, not the prices of completed transactions.

Independent guides from brokerage and advisory firms caution that asking prices in Bali can sit above the levels achieved in closed deals, and recommend using transaction evidence where available to calibrate investment assumptions.

Analysts also note that median asking prices do not capture important drivers of value such as built area, land size, design quality, location, remaining lease term, or rental track record.

Because of these limits, the island-wide medians published by Propertia and other firms are best treated as broad reference points for the advertised market rather than precise valuation tools.

Investors comparing leasehold and freehold villas are advised to consider the remaining lease duration, zoning and permitting status, and the legal structure underpinning any freehold exposure, in addition to headline asking prices, before drawing conclusions about pricing or potential returns.

Sources

• Propertia – Bali Villa Prices: Updated Market Data from 16,000+ Listings (April 2026)
• Magnum Estate – Bali Property Prices 2026: Villa & Land Cost by Area
• Domabali – How Much Does a Bali Villa Cost in 2026: Prices by Area and Key Takeaways