Bali Areas Compared — Prices by Area

Ten Bali areas, compared on the same basis: median asking price, the middle half of the market, plot size and price per are. The source is Rumah123, Indonesia’s largest property portal, sampled on 7 October 2026 from its “Villa Dijual” listings. Converted at 16,500 IDR to the dollar.

The table

Four things the table says that the headline prices do not

The cheapest area is not the cheapest land. Ungasan has the lowest median price, $194,000, but at $126,000 an are its land costs more than Ubud’s, Nusa Dua’s and Jimbaran’s. Ungasan is cheap because the plots are small — a median of 130 m² against Ubud’s 373 m². You are buying a smaller thing, not cheaper ground.

Ubud is where land is actually cheap. $93,000 an are, against $199,000 in Seminyak. If the plan involves building, or wanting a garden rather than a courtyard, the arithmetic points inland.

Seminyak costs more per are than Canggu, despite a lower median price. Canggu sells bigger plots; Seminyak sells smaller, dearer ones in an area with no room left to expand into. Comparing headline prices between the two tells you about plot size, not about value.

A wide spread means the label is doing too much work. Jimbaran’s middle half runs $148,000 to $909,000 — a factor of six. Uluwatu’s is over four. Sanur’s is barely two. In the wide-spread areas the name on the listing tells you very little until you know the specific plot and its distance to the thing people are paying for.

How to read these numbers honestly

• These are asking prices, not transaction prices. Bargaining is normal on this market.
• The sample is 20–40 listings per area out of thousands. The median is robust; the extremes are not. Treat the per-are figures as orders of magnitude, not valuations.
• Leasehold and freehold are mixed together. Rumah123 does not separate them cleanly, and many leasehold listings do not say so. A leasehold price and a freehold price are different products — comparing areas is fair, reading any of these as “the freehold price” is not.
• The portal leans local. The premium foreign-buyer segment is better represented by English-language agencies than by Rumah123, so the top of each range is understated.
• The dollar figures move with the rupiah. At 16,500 on the date of the snapshot. A five per cent shift in the rate moves every number here.

The area guides

• Canggu — the most liquid market in Bali, and the most expensive per are outside Seminyak.
• Seminyak — the island’s dearest land, built out, with Kerobokan and Umalas as the inland alternative.
• Kerobokan — Seminyak access on larger plots, a fifth cheaper per are, with Umalas as its premium pocket.
• Pecatu — the dearest land on the Bukit, and the highest chance that a cliff-road label means an actual cliff plot.
• Uluwatu — cliff and ocean, scarce inventory, the widest spread between a good plot and an ordinary one.
• Ubud — the biggest plots and the cheapest land, with zoning as the first question rather than the fifth.
• Sanur — the narrowest price spread on the island, municipal infrastructure, steady year-round demand.
• Jimbaran — the largest inventory in Bali, the widest price spread, and fifteen minutes from the airport.
• Nusa Dua — the lowest land price of the ten, because the private market sits outside the resort gates, not inside them.
• Ungasan — the lowest entry price, small plots, and water as the question to ask first.