REID Data Show 4,220 Bali Villa Sales in 12 Months to H1 2026
REID data, cited by Bali Home Immo, show 4,220 Bali villa sales in the 12 months to H1 2026, with a median sold price of IDR5.27 billion and lower volume but slightly higher prices, pointing to a more selective, yield-focused market.
By Pandi Muktar
Editor: Mursyid Sonsang
· 4 min read
Denpasar — Bali recorded 4,220 villa sales over the 12 months ending in the first half of 2026, with a median sold price of IDR5.27 billion, according to a market review by Bali Home Immo based on data from the Real Estate Intelligence Database (REID). The review, published on 11 August 2026, describes a market that is cooling from a post-pandemic surge into a more selective, data-led phase.
According to Bali Home Immo’s summary of REID figures, transaction volume over that 12‑month period was 21% lower than in the preceding reporting window, while the median sold price rose 3.1% year-on-year. Bali Home Immo said this combination indicates that buyers remain active but are concentrating on properties with stronger locations, practical layouts and clearer investment fundamentals rather than pursuing volume-driven speculation.
REID’s methodology and coverage are not fully detailed in the public market review, and the report does not specify whether the 4,220 recorded sales represent all villa transactions on the island or a defined market sample. Other analysts also characterise Bali’s real estate market in 2026 as moving from a rapid expansion phase into a steadier, more mature cycle, with prices supported by sustained tourism demand but buyers showing greater selectivity.
Mid-sized villas led recorded demand
Bali Home Immo’s H1 2026 review reports that leasehold was the dominant transaction structure, accounting for 86.5% of sales in the villa segment depicted in its graphics. For international buyers, Bali Home Immo notes that leasehold arrangements can offer long-term use rights but require careful attention to remaining lease term and contract documentation as part of any investment decision.
REID’s breakdown of transactions shows that two-bedroom villas made up 31.8% of recorded sales, while three-bedroom villas accounted for 26.5%, meaning these mid-sized properties together represented 58.3% of villa transactions in the period. Bali Home Immo links the strength of this segment to its broad appeal for holiday accommodation, families, lifestyle buyers and rental operators, noting that assets that can serve multiple guest and buyer profiles may offer more flexible exit options over time, even though the dataset does not include direct resale-liquidity metrics.
The full bedroom distribution in REID’s H1 2026 villa data, as reported by Bali Home Immo, was:
- One bedroom: 15.5%
- Two bedrooms: 31.8%
- Three bedrooms: 26.5%
- Four bedrooms: 16.6%
- Five bedrooms: 7.6%
- Six bedrooms: 2%
Bali Home Immo’s commentary states that completed villas with practical designs and immediate usability have been attracting stronger interest than purely speculative, volume-led projects. The firm highlights accurate pricing, complete legal documentation and professional presentation as factors that help properties compete as buyers become more discerning.
Short-term rental data shows mixed backdrop
In a separate 2026 analysis of returns and capital growth, Bali Home Immo cites data from short‑term rental analytics platform Airbtics covering median monthly rental revenue from January to May 2026 in Seminyak, Pererenan, Canggu and Seseh. Seminyak recorded the highest median monthly revenue among these areas, with an average of about IDR49.01 million over the five‑month period and a peak of roughly IDR54.08 million in April.
Pererenan’s reported median monthly revenue rose from around IDR38.87 million in January to about IDR47.32 million in May, with a five‑month average close to IDR42.59 million. Bali Home Immo notes that these figures represent gross rental revenue before acquisition, operating, maintenance and management costs, and therefore do not equate directly to net investment yield.
The same ROI-focused article stresses that higher top-line revenue does not automatically translate into stronger returns, pointing to wider 2026 indicators from REID showing that average daily rates on the island fell 23% year-on-year, occupancy improved by 10%, total rental supply grew 5% to about 44,750 properties and aggregate rental revenue declined 16% to roughly USD544 million.
Independent market commentary similarly finds that many well-managed villas in prime areas now generate net annual yields in the mid‑single to low‑double digit range, with outcomes hinging on entry price, operating assumptions, micro‑location and management quality rather than headline revenue alone.
For investors, these combined data points underline that rental income and potential capital appreciation must be assessed together at the asset level rather than inferred from island‑wide averages. Analysts advise focusing on realistic net yield expectations, robust documentation and the specific dynamics of each micro‑market when evaluating villa opportunities in Bali’s maturing 2026 real estate cycle.
Sources
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