Bali Real Estate Briefing - 2026-03-30
Bali Real Estate Briefing - March 30, 2026
Market Snapshot:Bali's property market is in a mature, consolidating phase after the frenzied growth of 2022 - 2024. With nearly 7 million international arrivals in 2025 and a wave of new regulations tightening up the industry, the mood is cautiously optimistic - serious, compliant investors are gaining, while those who relied on shortcuts are feeling the heat. Price growth is moderate and selective, and the days of quick flips are firmly behind us.
1. New Project Launches
-OXO The ResidencesIs set to open in late 2026, offering 40 villas priced from IDR 7.5 billion (approximately USD 500,000). One of the more notable new-build launches currently on the radar.
Source: International Property Alerts
-Kimpton Bali Ubud- part of IHG's regional expansion - is scheduled to open in 2026, blending wellness and nature-based luxury. While technically a hotel, it signals continuing developer confidence in the Ubud corridor and is likely to lift nearby villa valuations.
Source: International Property Alerts
-35+ residential projectsAre due to complete across the island in 2026, with new supply concentrated in Pererenan, Seseh, Cemagi, Uluwatu/Pecatu, and Kedungu (near Tanah Lot). Entry prices start around $109,000.
- The design vocabulary is shifting. Eco-friendly villas built from bamboo, volcanic stone, and sustainable materials are becoming the new default in Sidemen and Tabanan - developers are marketing them to buyers who want a property that fits into Bali rather than overtakes it.
Source: International Property Alerts
-Lovina (North Bali)Is getting its first serious development push in 2026, with Phase 1 of a government-backed redevelopment plan covering road upgrades, beach restoration, and drainage improvements. Early-stage investors are eyeing it for eco-resorts and boutique villas at lower land costs.
Source: International Property Alerts
2. Foreign Buyer Policies
-PP 28/2025Connects zoning (KKPR), licensing, environmental approvals, building permits (PBG/SLF), and operational standards into one traceable digital trail inside the OSS (Online Single Submission) system. In plain terms: you can no longer build first and sort the paperwork later. The system will simply reject it.
Source: Seven Stones Real Estate
-PT PMA + KKPR zoning approval firstIs now the mandatory sequence for foreign investors. Establish your foreign-owned company, get zoning approval for the land, then sign any land agreements or begin design work. Skipping this order is now a liability, not just a grey area.
Source: Seven Stones Real Estate
-Short-term rental crackdown deadline: March 31, 2026.All properties listed on Airbnb and Booking.com must be fully licensed and registered through OSS. Unlicensed listings are being removed. This is a formalization, not a ban - compliant operators stand to benefit from reduced competition.
-Ministerial Regulation ATR/BPN No. 3 of 2026(effective May 2026) introduces a Single Land Value system across Indonesia, with digital Land Value Zone Maps, separate valuation of land versus buildings, and an Electronic Certificate requirement. Compliant properties could see a 20-40% valuation premium over non-compliant neighbors.
Source: Seven Stones Real Estate
-30% green space ruleIs in early drafting at the Bali Regional House of Representatives. Not yet law, but clearly where the government is heading - a direct response to worsening flood events.
Source: Seven Stones Real Estate
-Nominee structures remain illegalAnd unenforceable under Indonesian law. Enforcement is tightening.
-PT PMA minimum paid-up capitalUpdated under BKPM Regulation No. 5 of 2025 to IDR 2.5 billion per company.
3. Market Trends & Pricing
-Average days-on-marketSits at roughly 95 days as of early 2026 (range: 75-130 days). A well-priced villa in Canggu can move in 60 days; a more unusual retreat near Ubud might take 140+.
-Sale-to-asking price ratioIs around 94%, meaning buyers are paying roughly 6% below the listed price on average. About 80-85% of properties sell at or below asking.
-Total listingsHave dipped 7% year-on-year to around 12,300 properties.
-4-bedroom villasAppreciated 4.7% in median price to $530,000;5-bedroomAssets rose 1.1% to $795,000.
-Short-term rental occupancySits at 55-65% island-wide annually. Professionally managed prime properties hit 70-80%; generic villas in oversupplied pockets are closer to 40-50%. Gross rental yields for well-managed villas are commonly quoted at 8-15%.
-Fastest-appreciating areas:Pererenan, Seseh, Tumbak Bayuh, Kedungu, and the Uluwatu-Bingin corridor - up an estimated 25-50% over the past two to three years.
-12-month price forecast:3-7% growth in desirable South Bali corridors; flat in oversupplied pockets; 8-12% potential in emerging zones like Seseh, Kedungu, and parts of Uluwatu.
-Long-term rental demandIs growing steadily, driven by remote workers, digital nomads, and expat families from Australia, Europe, India, and the US. Strongest demand is in Umalas, Sanur, and inland Canggu pockets.
4. Infrastructure & Development
-Ngurah Rai Airport expansion:Plans to grow from 24 million to 32 million annual passengers, with 42 million being considered. A second runway or satellite airport may be needed. Timeline: 3-4 years to reach 32 million.
-North Bali International Airport:President Prabowo has publicly committed to the project, with Phase 1 targeting 24 million passengers. Developed by PT BIBU Panji Sakti and Alien Design Consultant. Presidential backing adds new momentum to a long-stalled project.
-Bali Urban Subway (MRT):A $20 billion underground rail project connecting Ngurah Rai Airport to Cemagi (Phase 1) and Nusa Dua (Phase 2), later extending to Sanur and Ubud. Phases 1 and 2 target 2031. Land prices near planned stations are already up 10-20%.
-Gilimanuk-Mengwi Toll Road (97km):Will cut travel time from the Java ferry port to South Bali from 3-4 hours to roughly 1-1.5 hours. Completion targeted for 2027-2028.
-Kura Kura Special Economic Zone toll roadTo Ngurah Rai Airport is being planned. SEZ properties may benefit from streamlined permitting and tax incentives.
-Jimbaran Underpass:Construction expected to begin mid-to-late 2026.
-Benoa HarborIs being repositioned as a global cruise hub, with cruise visits rising sharply in 2025.
- A$95 million infrastructure upgradeTargeting drainage, roads, and connectivity between the airport, Nusa Dua, and Ubud is underway.
Source: International Property Alerts
5. Notable Developer Activity
-Ciputra GroupHas plans to spend approximately $124 million on two luxury hotel developments in Bali, signaling long-term confidence in Bali's premium segment.
-IHG (Kimpton brand)Is bringing the Kimpton Bali Ubud to market in 2026 as part of a broader push into wellness and nature-based luxury across Asia.
Source: International Property Alerts
-PT BIBU Panji Sakti(in collaboration with Alien Design Consultant) is the consortium behind the North Bali International Airport.
-Seven Stones IndonesiaIs positioning as a compliance-first buyer's agent for the post-PP 28/2025 era, handling PT PMA setup and zoning verification.
Source: Seven Stones Real Estate
-Bali ExceptionPublished guidance on March 3, 2026 interpreting the STR licensing enforcement as a long-term positive for compliant property owners.
- Broader developer trends show a hotel moratorium in saturated districts redirecting capital toward residential villas, eco-resorts, and projects in North Bali, Lombok, and Raja Ampat.
Source: International Property Alerts
*All data reflects the most recent available sources as of March 30, 2026.*
Sign up to read the rest
Create a free account to keep reading. It only takes a minute.
Developers referenced
- OXO Residences Bali, Indonesia
- IHG (Kimpton) Ubud, Indonesia
- Ciputra Group Bali, Indonesia
- PT BIBU Panji Sakti Bali, Indonesia
- Alien Design Consultant Bali, Indonesia
- Seven Stones Indonesia Bali, Indonesia
- Bali Exception Bali, Indonesia
- Kura Kura Bali Bali, Indonesia
- International Property Alerts Bali, Indonesia
Thinking about OXO Residences?
You cannot walk the land from another country. But you can verify the developer. Bektu contacts them on your behalf and sends you a scored report. They never see who asked.
Verify OXO Residences anonymouslyThinking about IHG (Kimpton)?
You cannot walk the land from another country. But you can verify the developer. Bektu contacts them on your behalf and sends you a scored report. They never see who asked.
Verify IHG (Kimpton) anonymouslyThinking about Ciputra Group?
You cannot walk the land from another country. But you can verify the developer. Bektu contacts them on your behalf and sends you a scored report. They never see who asked.
Verify Ciputra Group anonymouslyThinking about PT BIBU Panji Sakti?
You cannot walk the land from another country. But you can verify the developer. Bektu contacts them on your behalf and sends you a scored report. They never see who asked.
Verify PT BIBU Panji Sakti anonymouslyThinking about Alien Design Consultant?
You cannot walk the land from another country. But you can verify the developer. Bektu contacts them on your behalf and sends you a scored report. They never see who asked.
Verify Alien Design Consultant anonymouslyThinking about Seven Stones Indonesia?
You cannot walk the land from another country. But you can verify the developer. Bektu contacts them on your behalf and sends you a scored report. They never see who asked.
Verify Seven Stones Indonesia anonymouslyThinking about Bali Exception?
You cannot walk the land from another country. But you can verify the developer. Bektu contacts them on your behalf and sends you a scored report. They never see who asked.
Verify Bali Exception anonymouslyThinking about Kura Kura Bali?
You cannot walk the land from another country. But you can verify the developer. Bektu contacts them on your behalf and sends you a scored report. They never see who asked.
Verify Kura Kura Bali anonymouslyThinking about International Property Alerts?
You cannot walk the land from another country. But you can verify the developer. Bektu contacts them on your behalf and sends you a scored report. They never see who asked.
Verify International Property Alerts anonymouslyMore from Bektu
Stay a step ahead of the wire transfer
Get the occasional note from Bektu on verifying developers before you commit. No noise, just what matters.
We will never share your email. You can opt out at any time.