Long-Term Villa Rental in Bali: A Practical Guide for 2026

Renting a villa in Bali long term? 2026 asking rents by area, monthly vs yearly, what rent includes, deposits, the lease and what to check before you sign.

A long term villa rental in Bali usually means one of two things: a yearly lease paid in full at the start, or a monthly rental that costs more per month but lets you move on sooner. In October 2026, current listings in Canggu and Berawa asked roughly IDR 250–450 million a year for a 2-bedroom villa and IDR 330–480 million for a 3-bedroom, with premium villas higher. This guide covers prices by area, what rent includes, what to check at a viewing, the lease, and how to pay safely.

Long term villa rental in Bali: monthly or yearly?

Choose a yearly lease if you know you will stay for a year and can pay upfront: it usually costs less per month. Choose a monthly rental if your plans, visa or budget are still open, or if you want to try an area first. A month or two on a monthly rental is a good way to test a neighborhood before you commit.

The gap between monthly and yearly prices is not fixed. It depends on the villa, the landlord and the time of year, so always compare the yearly price with twelve times the monthly price for the same villa. A yearly villa rental in Bali also gives you a fixed cost for the year, which makes budgeting easier.

We list both: browse our yearly villa rentals and monthly villa rentals.

How much does a long-term villa cost in 2026?

In October 2026, 2-bedroom villas on yearly leases asked about IDR 250–450 million a year in Canggu and Berawa, and IDR 250–420 million in Umalas and Kerobokan. Three-bedroom villas asked about IDR 300–480 million a year in these areas and IDR 330–550 million in Pererenan, with premium villas higher. These are indicative asking prices, not fixed rates.

How we got these numbers. In October 2026 we read 85 villa listings. We set aside obvious errors, sale and leasehold prices, serviced apartments and villas with four or more bedrooms. About 25 listings with a yearly price remained (three of them were 3–6-month rentals, shown at 12 times the monthly rent), and the ranges above are rounded from those. None of the listings were in Seseh. Some listings had not been updated for months, and all are asking prices, so the rent you agree can be lower, and so few listings can miss older or simpler villas.

Monthly rentals. Monthly prices vary even more. In October 2026, 2- and 3-bedroom villas offered month to month or for 3–6 months mostly asked IDR 22–40 million a month, and the few 1-bedroom villas on such terms asked IDR 25–33 million. If you are looking for a monthly villa rental in Canggu, expect a wide spread and compare what each price includes.

What drives the price

• Location: distance to the beach, to shops and cafes, and to the main roads.
• Size and layout: bedrooms, land and garden size, the pool, and enclosed or open-plan living.
• Age and finish: new and design-led villas ask more than older ones.
• Furniture: the only unfurnished 2-bedroom villa among the October 2026 listings asked about IDR 170 million a year.
• What is included: services such as cleaning or pool care can be priced in or left out.
• Access and surroundings: car access, noise and building work nearby.
• Terms: the length of the lease and how you pay.

Choosing an area

Southwest Bali’s rental areas differ in pace, price and how much driving you will do. Our guide to the best areas to live in southwest Bali compares them in depth. Here is the short version.

Canggu and Berawa. The busiest stretch of this coast, with the most cafes, gyms, shops and traffic. Among the October 2026 listings, Canggu and Berawa had the one premium villa, and their 3-bedroom rents were above those in Umalas and Kerobokan; 2-bedroom rents were similar. See our Canggu and Berawa area guide.

Pererenan and Seseh. Just northwest of Canggu along the coast, generally calmer, with rice fields between the villas. Few villas here were listed with a yearly price in October 2026, so ask around and expect to search a little longer. Read our Pererenan guide and our guide to Seseh, Cemagi and Munggu.

Umalas and Kerobokan. Inland, east of Canggu and north of Seminyak, mostly residential. In October 2026, 3-bedroom villas here asked a little less than in Canggu and Berawa. See our Umalas and Kerobokan area guide.

Kedungu, Kediri and other Tabanan villages. Further northwest, across the border in Tabanan regency: more rural, quieter and further from Canggu’s services. Fewer long-term villas are listed here and prices vary widely. Our Kedungu, Tanah Lot and Tabanan guide has more.

Browse current villas in Canggu and Berawa, Pererenan and Seseh, Umalas and Kerobokan or Kedungu and Kediri.

What does rent include, and what do you pay on top?

Advertised rent often covers the villa and its furniture, but not always electricity, internet, cleaning, maintenance or staff. What is included varies from villa to villa, so ask about each item below and make sure the lease says who pays for what.

For a full picture of monthly running costs, see our guide to villa utilities and running costs.

What is the banjar contribution?

A banjar is a neighborhood unit of the desa adat (customary village). Bali’s regulation on customary villages (Perda Bali 4/2019) counts people who stay or live in a village without being Balinese Hindu villagers, such as foreign tenants, as tamiu. They have limited duties in the village’s community and environmental affairs, and everyone living in the village must help protect its sanctity, cleanliness and order. The regulation sets no fee. Each village fills in the details in its own rules, the awig-awig and pararem, so whether residents are asked for a contribution, and how much, differs from village to village. Ask the landlord, and write the answer into the lease.

What to check when you view a villa

Visit in daylight and again in the evening if you can, and ideally after heavy rain. Test things yourself rather than relying on photos.

• Water pressure: run the shower and the taps upstairs at the same time. Ask where the water comes from and whether there is a pump, a tank and a filter.
• Damp and mold: look inside wardrobes, behind beds, in bathroom corners and on ceilings. A musty smell is a warning sign.
• Roof leaks: look for stains on ceilings and around windows, and ask how the villa coped with the last rainy season.
• Flooding: ask whether the villa, the garden or the access road floods in heavy rain. Bali saw deadly floods in September 2025.
• Noise: look for building sites and empty plots nearby, busy roads, bars and beach clubs. Temple ceremonies and village events can be loud at times. Ask the neighbors if you can.
• Road access: can a car reach the gate, or only a scooter down a narrow lane? This matters for moving in, taxis, deliveries and emergencies.
• Electricity: ask the connection size (in VA, shown on the meter) and whether the meter is prepaid or billed monthly, and switch on every air-conditioner. A pool pump and several air-conditioners need a bigger connection, and bigger connections pay more per kWh: as of October 2026, IDR 1,699.53 from 3,500 VA up, against IDR 1,444.70 at 1,300–2,200 VA.
• Internet and phone signal: ask which provider serves the villa and whether it is fiber, run a speed test on the Wi-Fi, and check your mobile signal in every room.
• Security: check the gate, locks, outdoor lighting and any safe, and ask who else has keys.
• Pool and garden: check the pump and filter, and ask who looks after them and how often.
• Pets: if you have one, make sure the lease allows it and the garden is fenced.

Reserving and negotiating

Do not let pressure push you into paying before you have read the lease. Ask for the draft first, and negotiate the whole package, not only the rent.

• Reservation fee: if you pay one to hold a villa, get a receipt that says what it is for, that it counts toward the rent, and when it is refunded if the deal does not go ahead.
• Price and payment: paying a full year upfront is your strongest argument for a lower rent. If you would rather pay in two halves, ask, but expect a smaller discount.
• Everything else: the start date, what is included, repairs or upgrades before you move in, extra furniture, and how the rent for a second year will be set.

If you want help, tell us what you need and we will suggest villas that fit.

The lease: what it must cover

A lease is a contract under the Indonesian Civil Code. A private written lease signed by both sides is legally valid, and a notary is optional. What protects you is what the lease says, so read every clause. Our villa rental contract checklist goes through it line by line.

• The landlord’s right to rent: ask to see the land certificate (sertifikat) and the landlord’s ID, and check that the names match. If the person renting to you is not the owner, for example someone who leases the villa, ask for their lease and check that it runs past your end date and allows renting out.
• Rent, term and payment: the amount, start and end dates, payment dates, and what happens at renewal.
• Deposit: the amount, what can be deducted, and when it is returned. A refundable deposit is standard; its size is agreed villa by villa, so get the amount, the allowed deductions and the return date in writing.
• Costs and inclusions: the list from the table above, including any banjar contribution and PBB.
• Repairs: a common split is that the owner keeps the villa habitable and handles major repairs, while the tenant handles day-to-day upkeep. Write down which is which.
• Sale of the villa: under the Civil Code, selling a rented property does not end the lease unless the lease said so when it was made, and a lease also continues if the landlord or tenant dies. Watch for a clause that lets the landlord end the lease if they sell.
• Early exit: what happens if you need to leave early, and whether you may propose a replacement tenant.
• Stamp duty: put an IDR 10,000 meterai (stamp duty seal) on each signed original. A missing meterai does not make the lease invalid; the duty can be paid later, with a penalty, before the lease is used in court.

If an Indonesian company rents the villa, for example your employer’s Indonesian entity or your PT PMA (foreign-owned company), it must withhold the landlord’s 10% final income tax on the rent under PP 34/2017. A private individual, or a foreign company without an Indonesian office, normally does not withhold; the landlord pays the tax. Agree in the lease who bears it.

Should the lease be in Indonesian?

If your landlord is Indonesian, yes: ideally in Indonesian and English side by side. Indonesia’s language law (Law 24/2009) requires Indonesian in agreements involving Indonesian citizens or companies, with a version in English or the foreign party’s language added when a foreigner is involved.

In 2015 the Supreme Court upheld a ruling that voided an English-only loan agreement with an Indonesian company. A Supreme Court circular of December 2023 (SEMA 3/2023) now tells judges that a missing Indonesian version is not, by itself, a reason to annul an agreement, unless it was left out in bad faith. A circular guides judges but is not a law, so the safe choice is still a bilingual lease, with both versions signed at the same time. For yearly rentals, we use a bilingual English–Indonesian lease.

Paying safely

Pay only after the lease is signed, only to the person or company entitled to rent out the villa, and always against a receipt.

• Check who you pay: the name on the bank account should match the owner on the certificate, the leaseholder in their lease, or the company named in your lease.
• Pay by bank transfer rather than cash, so there is a record.
• Get a signed receipt for every payment. A receipt for more than IDR 5 million is subject to IDR 10,000 stamp duty (meterai).
• Using an agent? Ask in writing who receives the money and who pays the agent’s fee.
• Keep copies of the signed lease, the receipts, the landlord’s ID and certificate (or lease) and the move-in inventory.

Moving in

On move-in day, record the villa’s condition and the meters, and sort out your address registration.

1. Inventory with photos: walk through every room with the landlord or manager, list the furniture and appliances, photograph any existing damage, and both sign the list. This is what protects your deposit.
2. Meter readings: photograph the electricity meter (and the token balance if it is prepaid) and the water meter if there is one.
3. Utilities and contacts: note whose name the electricity and internet accounts are in, and who to call for the pool, the garden and repairs.
4. Immigration reporting: In Indonesia, lodging providers, villas included, are asked to report foreign guests through the APOA app (Aplikasi Pelaporan Orang Asing, foreigner reporting app). For a long-term rental, the landlord or villa manager is expected to register foreign tenants this way. Ask them to do it, and give them your passport details.
5. SKTT for KITAS holders: if you hold a KITAS (limited stay permit), register with the regency’s civil registry office (Disdukcapil) to get an SKTT (Surat Keterangan Tempat Tinggal, certificate of residence). Carry it with you, because traveling without it can bring an administrative fine. KITAP (permanent stay permit) holders get an electronic ID card (KTP-el) instead. Tourists on visit visas do not get an SKTT.

Living in a rented villa

Report problems early and in writing, look after the villa as the lease requires, and talk about renewal well before the lease ends.

• Maintenance: message the landlord or manager about leaks, pump trouble or air-conditioner faults as soon as they appear, with photos, and keep the messages.
• Rainy season: keep drains and gutters clear, air the rooms and use the air-conditioning or a dehumidifier to keep mold away, and report roof leaks at once.
• Village life: ceremonies and processions are part of life in Bali. Expect some noise and the odd blocked road, and respect your banjar’s rules.
• Leaving early: read your early-exit clause first. With a prepaid yearly lease, leaving early often means no refund unless the lease says otherwise, so a replacement tenant approved by the landlord may be your best option.
• Renewal: if you want to rent a villa in Bali long term, beyond the first year, raise renewal well before the end date and agree the new rent in writing.
• Moving out: do a check-out walk-through using the move-in inventory, settle the last bills, and agree in writing when the deposit comes back.