Land Prices in Bali per Are: What Plots Ask by Village in 2026

How land is priced in Bali

Two things make Bali’s land prices confusing at first: the unit and the tenure.

• The are. Prices are per are, which is 100 m² (1,076 sq ft). A 5-are plot at IDR 1.5 billion per are costs IDR 7.5 billion. Listings in square meters divide by 100.
• Freehold (Hak Milik). A one-off price per are. Only Indonesian citizens can hold it, and passing it to a foreigner, even through a nominee, is void. Foreigners lease land, hold HGB (right to build) through a foreign-owned company (PT PMA) or hold Hak Pakai (right of use) for a home. Our guide to buying land in Bali explains the titles.
• Leasehold. Quoted per are per year, for a fixed term, paid upfront: a 4-are plot at IDR 20 million per are per year for 25 years costs 20 × 4 × 25 = IDR 2 billion for the whole lease. Where a listing offered the same land both ways, a 20–30-year lease came to roughly a third to a half of the freehold price, and more than half for some 30-year leases in the top villages; the share rises with the lease length. Our guide to leasehold vs freehold in Bali covers extensions and what to check in the lease.

Land prices by village in 2026

The table shows the band most plots asked for in each village in late 2026, from about 230 listings on property portals and agency websites read in early November 2026 and from the plots we know in these villages; where few plots were listed, the band is our estimate. The bands move: a plot on a main road, on a river or with a sea view can sit far above them.

Browse our land for sale; every listing shows the zone and the price per are, and we can tell you what comparable plots in that village have asked.

The rest of Bali, for comparison

Outside the southwest, 2026 asking prices ran roughly as follows: on the Bukit, buildable plots in Ungasan, Pecatu and Bingin asked about IDR 600 million to 1.5 billion per are freehold, with cliff and ocean-view positions far above the inland plots and leasehold from about 16 to 37 million per are per year; around Ubud, freehold plots in the surrounding villages asked about IDR 300–800 million and leasehold IDR 4–17 million per are per year; North Bali around Lovina about IDR 100–300 million; East Bali around Amed and Candidasa about IDR 80–400 million, with beachfront at the top; and West Bali near Medewi and Negara about IDR 60–290 million. Our area guides describe these regions.

What moves the price of a plot

Within one village, two neighboring plots can differ by half. These are the reasons.

• The zone. Residential (yellow), mixed (orange) and tourism (pink) zones allow building; farmland (green) does not allow a villa, and in December 2025 a governor’s instruction (Instruksi Gubernur 5/2025) told the regencies to stop converting farmland until a provincial regulation was in place; that regulation, Perda Bali 4/2026, has applied since about late February 2026 and strictly controls the conversion of productive land. Sellers do not always price this in, so a plot that looks cheap for its village may well be green. Check the zone in writing before you talk about price; our Bali zoning guide shows how.
• The road. Car access on a road wide enough for two vehicles is worth a lot; a plot reached by a narrow lane or a path through rice fields is worth much less, however pretty. Main-road frontage is a separate, far higher band.
• Distance to the beach and the view. Beachside and ocean-view plots ask a multiple of the same land inland. In Pererenan the plots closest to the beach sat at the top of the band, and in Seseh one large tourism-zoned plot near the beach asked almost double the village band.
• Plot size. Small plots of 2–6 are ask more per are than plots of 20 are and above; large rice-field plots are often the cheapest per are and the hardest to build on.
• Tenure and lease length. Leasehold with 25–30 years left and an extension option is priced normally; a short remaining lease distorts the per-year figure in either direction and is worth less overall, so compare the end date and the extension clause, not the headline.
• Certificate and history. A clean freehold certificate (SHM) with the seller’s name on it, the right zone and no dispute is what the band prices assume. Anything else is a discount, or a reason not to buy. Our due diligence guide lists the checks.

Using these prices

Before you make an offer, do three things:

1. Confirm the certificate and the zone: the certificate at the land office through a PPAT (land deed official), the zone in writing with the regency’s spatial planning office (Dinas PUPR), or through a KKPR in OSS for a business; the zone decides whether the band applies at all.
2. Compare with recent listings in the same village and size band, not with the village average. Two or three comparable plots say more than any table.
3. Negotiate the total, not the per-are figure. Ask what the seller paid and when, how long the plot has been listed, and whether the price has moved.

If you tell us the village, the size and whether you want freehold or leasehold, we send you plots that fit, including some that never reach the website, and tell you honestly what they have asked and what we think they are worth. Tell us what you are looking for.