Seminyak

Seminyak has the most expensive land in Bali. On Rumah123 the median asking price for a villa is about $424,000 across 1,512 listings — below Canggu’s $521,000 — but the median plot is only 220 m² against Canggu’s 315 m², which puts Seminyak at roughly $199,000 per are, the highest of the ten areas we track.

What the premium is for

Seminyak is the mature end of the west coast: restaurants that have been good for fifteen years, Petitenget and Oberoi as established addresses, a beach with sunsets and beach clubs, and a buyer and guest profile that skews older and wealthier than Canggu’s.

Crucially, it is built out. There is no Seminyak equivalent of Munggu — no cheaper edge to expand into. Land changes hands rarely and in small pieces, and the per-are figure reflects scarcity rather than fashion.

That also explains the gap between the two headline numbers. Canggu’s higher median price with a lower per-are price means Canggu sells bigger plots; Seminyak sells smaller, dearer ones. If you are buying land, Seminyak is the most expensive decision on this list. If you are buying a finished house, the headline looks cheaper than Canggu — because it is a smaller house.

The price picture

Snapshot taken 7 October 2026 from a sample of 40 listings, converted at 16,500 IDR to the dollar. Asking prices, not transaction prices.

Leasehold is more visible in Seminyak listings than anywhere else in our sample — 15% stated it explicitly, and the real share is higher because many do not say. In a built-out area where freehold land rarely moves, that is what you would expect, and it makes reading the term non-negotiable before comparing a Seminyak price with anywhere else.

Neighbouring Kerobokan

Immediately inland, Kerobokan runs a median of about $409,000 across 1,398 listings on larger plots of around 248 m² — roughly $158,000 per are, a fifth below Seminyak. It is the same access to the Seminyak strip without the beach address, and it is where a lot of the money that cannot buy in Seminyak actually lands. Umalas sits inside this belt.

What to check here specifically

• What the plot is worth without the building. At $199,000 an are, land is most of the price. An old villa on a good plot is a land purchase with a demolition attached — price it that way.
• Lease term and renewal wording. More important here than anywhere, both because leasehold is common and because at these prices the cost per year of ownership moves fast with the term.
• Setbacks and what can be built next door. Density is high and rising. The gap between your wall and the neighbour’s is worth confirming on the certificate, not by eye.
• Flooding. Parts of low-lying Seminyak take water in the wet season. Ask locally, not of the seller.
• Street noise and access. The difference between a lane off Petitenget and the main road is a price bracket.

Who it fits

Seminyak suits a buyer who wants an established address with mature demand, is comfortable paying the island’s top per-are price for scarcity, and values a deep resale market. The guest economy here is higher-rate and less seasonal than the Bukit’s.

It suits poorly anyone looking for space, a new build, or an entry below $230,000 — and anyone who has not read the lease term, because at Seminyak prices a short one is expensive in a way the headline does not show.

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