Ubud

Ubud is the only area on this list where the land is cheaper than the house. On Rumah123 it carries 1,754 villa listings with a median asking price of about $348,000, on a median plot of 373 m² — the largest of the ten areas we track — which works out to roughly $93,000 per are. That is a little over half of Canggu’s $170,000, on plots nearly twenty per cent larger.

What you are buying

Ubud is inland, in Gianyar regency, forty minutes from the coast and several degrees cooler. Rivers, gorges, terraced rice, and a town that has been selling culture to visitors since the 1930s — which makes it the oldest continuous tourism market on the island and the least dependent on beach weather.

The buyer here is different from the coastal buyer in a way that shows up in the numbers. Ubud villas are bought for space, garden and view, and the view is a valley rather than water. Plots are bigger because land is cheaper and because the product is a house in a landscape rather than a box near a beach club.

The price picture

Snapshot taken 7 October 2026 from a sample of 20 listings, converted at 16,500 IDR to the dollar. Asking prices, not transaction prices.

The number to sit with is the per-are figure. At $93,000 an are against Canggu’s $170,000 and Seminyak’s $199,000, Ubud is where land still costs something like what land costs. If your plan involves building, or wanting a garden rather than a courtyard, the arithmetic points here.

The 2026 complication

Ubud is in Gianyar, which is outside the six regencies where Bali restricted new tourism-accommodation permits on agricultural land in late 2025 — Tabanan, Jembrana, Buleleng, Bangli, Karangasem and Klungkung. So Ubud itself is not under the ban.

But the restriction on converting agricultural land applies province-wide, and Ubud is surrounded by working rice terraces. More Ubud plots are classified agricultural than in any coastal area on this list. The practical consequence: in Ubud, more than anywhere else, the question “what is this land zoned as, and can it be built on” is the question. A beautiful plot above a gorge that cannot get a PBG is a view, not an asset.

What to check here specifically

• Zoning before anything else. Agricultural, green belt, tourism — the three outcomes are a worthless plot, a restricted plot and a buildable one, at similar asking prices.
• The gorge edge. River valley plots have setback rules and real erosion risk. Both are worth paying an engineer to look at.
• Humidity and what it does. Inland Ubud is wetter than the coast. Mould, timber and roof condition age faster here, and a four-year-old house can look ten.
• Access width. Many Ubud lanes do not take a car. Charming on arrival, less so when a guest with suitcases cannot be dropped at the door.
• Distance to the centre in minutes. Ubud traffic is its own phenomenon. Four kilometres can be twenty-five minutes.

Who it fits

Ubud suits a buyer who wants land and quiet for the money, is building or renovating rather than buying turnkey, and whose guest model is wellness, long-stay or family rather than nightlife. The tourism demand is genuinely year-round and the least weather-dependent on the island.

It suits poorly anyone who wants the beach, short-stay party income, or a fast resale — the Ubud buyer pool is smaller and slower than the coastal one.

Prices above are from Rumah123 and describe the open local market. What the catalogue holds in Ubud, with the term and the full deal cost on each listing, is below.