Bali Real Estate Briefing - 2 April 2026

Bali Real Estate Briefing - 2 April 2026

Market Snapshot:Bali's property market has moved firmly out of its post-pandemic hangover and into a steadier, more disciplined phase. Prices are rising 5-8% year-on-year island-wide, with premium villa corridors in Berawa, Pererenan, and the Bukit Peninsula tracking closer to 9-13%, and the mood among agents is cautiously optimistic: more realistic sellers, more educated buyers, and a healthier flow of deals than at any point in the last two years. The bigger story right now is infrastructure and regulation: a privately funded Rp 50 trillion airport in North Bali, a government-backed $95M road and bridge programme, and new rules arriving in May 2026 that will reshape how land is officially valued across the island.

1. New Project Launches

-OXO The ResidencesIs one of the more talked-about launches of early 2026: 40 villas priced from IDR 7.5 billion (around USD 500,000), reportedly sold out within 24 hours of going on the market. The project targets European and Asian buyers and is set to open later in 2026. Source:Indonesia-Real.Estate, 2026

-Serenity Estates (Ubud)Completed its first phase in Q1 2026, catering to the growing wellness and lifestyle buyer segment that Ubud has long attracted. Source:Indonesia-Real.Estate, 2026

-Elysium (Kerobokan)In Kuta Utara is scheduled for completion in Q4 2026, adding to the already active Canggu-Kerobokan corridor. Source:Indonesia-Real.Estate, 2026

-PARQ DevelopmentHas six active projects across Bali, each blending villas, apartments, and shared infrastructure under distinct design concepts. Source:PARQ Development, 2026

-Mirah DevelopmentsContinues to operate as one of Bali's more established local developers, with active projects across the island. Source:Mirah Developments, 2026

- An estimated 530,000 sqm of new residential and commercial space is in the pipeline for delivery across Bali through the remainder of 2026. Source:Bali.RealEstate, 2026

2. Foreign Buyer Policies

-Short-term rental compliance deadline:As of March 31, 2026, all properties listed on Airbnb, Booking.com, and similar platforms were required to be fully licensed and registered through Indonesia's OSS (Online Single Submission) system. This is a significant enforcement milestone. Operators not yet compliant face the prospect of delisting and fines. Source:Magnumestate.com, 2026

-New land valuation law arriving in May 2026:Regulation No. 3 of 2026 from Indonesia's Ministry of Agrarian Affairs introduces a "Single Land Value" system, using digital Land Value Zone Maps to establish an official price for every plot based on real market data. For the first time, land will be valued separately from whatever is built on it. Properties still on old paper certificates won't integrate with the new digital system, making them harder to sell or finance. Well-documented, compliant properties could command a 20-40% value premium over non-compliant neighbors once the system is live. Source:Seven Stones Real Estate, March 27, 2026

-30% green space requirement in the works:Bali's Regional House of Representatives is drafting a regulation that would mandate at least 30% of any plot be preserved as open green space, primarily to manage flooding. Still in the drafting phase, but the direction is clear. For villa developers building on tight plots, especially in areas where land is expensive, this will require a meaningful rethink. Source:Seven Stones Real Estate, March 27, 2026

-Governor's oversight deal:On January 23, 2026, the Bali Provincial Government and Indonesia's Ministry of Investment signed a formal agreement to scrutinize all new developments for alignment with Balinese culture, nature, and local wisdom. Governor Koster has been explicit that projects out of step with those values will face closer review. Source:Bamboo Routes, March 21, 2026

-Private International Law Bill:A draft bill modernizing how Indonesia handles foreign-related contracts and legal disputes has been included in the 2026 Priority National Legislation Program. If passed, it would make legal outcomes more predictable for foreign property holders in Indonesia. Source:Seven Stones Indonesia, 2026

-Passport-only purchases confirmed:Foreigners can acquire Hak Pakai (Right to Use, renewable up to 80 years total) in Indonesia using a passport alone, without needing a KITAS (temporary stay permit). Transactions still require a licensed notary and BPN (National Land Agency) registration. Source:Bamboo Routes, 2026

3. Market Trends and Pricing

-Prices up 5-8% island-wide:Bali property prices have risen roughly 5-8% over the past 12 months. Prime villa corridors in Berawa, Pererenan, Bingin-Padang Padang, and Petitenget-Kerobokan are running hotter at 9-13% annually. Source:Bamboo Routes, March 21, 2026

-Average price benchmark:Estimated average residential price is around IDR 4.5 billion (roughly USD 270,000), with prime tourist-belt properties ranging from IDR 18M to 55M per sqm (USD 1,100-3,300/sqm). Source:Bamboo Routes, March 21, 2026

-Land prices by area:Premium land in Canggu lists at IDR 9-14 million/sqm ($530-$825). Development-ready land in Uluwatu is still available at IDR 5-8 million/sqm ($295-$470). Source:Coco Development Group, 2026

-Rental yields by area:Canggu and Berawa: 10-15% net annually. Uluwatu and Bingin (ocean-view or near-beach): 12-17%. Ubud: 8-12% for wellness-oriented properties. Pererenan and Seseh: 10-14% as the area continues to expand. Source:Coco Development Group, 2026

-Supply is tightening deliberately:Total available listings fell 7% year-on-year to 12,300 properties. Off-plan inventory contracted 9% to 3,230 units. Developers are choosing precision over volume. Source:Bali Exception, December 23, 2025

-Uluwatu surges in market share:South Badung (Uluwatu and Bingin) now accounts for 22% of the total Bali market, a 13% jump over the past year. Source:Remarc Group, 2026

-Record visitor numbers underpin demand:Bali closed 2025 with a record 7 million international arrivals, keeping the fundamental case for villa investment intact and rental occupancy rates supported. Source:The Bali Homes, 2026

-Buyer profile:Australian, European, Singaporean, and Chinese buyers remain the dominant foreign buyer groups. Remote workers and digital nomads are a fast-growing subgroup, particularly driving demand for longer leasehold arrangements and furnished homes in Canggu, Ubud, and Pererenan. Source:Bamboo Routes, March 21, 2026

4. Infrastructure and Development News

-$95M government infrastructure package:Indonesia's Ministry of Public Works is investing IDR 1.549 trillion (about $95 million) across four projects in 2026: the Singaraja-Mengwitani highway bypass (opening North Bali to easier access), an underpass in Jimbaran (easing the bottleneck into the Bukit Peninsula and Nusa Dua), improved access and a large parking hub at Mount Batur, and a full bridge replacement connecting Nusa Lembongan and Nusa Ceningan, upgrading from a motorbike-only crossing to one that can handle cars and trucks. Source:8 Degree, 2025/2026

-North Bali International Airport (BIBU): construction advancing:The Rp 50 trillion ($3 billion) airport project in Buleleng Regency received presidential approval from Prabowo Subianto in July 2025. Backed by PT BIBU Panji Sakti and Chinese investors, with zero state budget involvement, the airport is designed for 50 million passengers per year and comes packaged with a 60km toll road to Mengwi, a rail link to the existing Ngurah Rai airport, and a full aerotropolis including five-star hotels, a convention center, and a film and media district the developers are calling "Baliwood." PT BIBU CEO Erwanto Hariwibowo says one runway could be operational by 2027 if permitting stays on track. The project is included in Indonesia's 2025-2029 National Medium-Term Development Plan. Source:8 Degree, 2025

-Gilimanuk-Mengwi Toll Road (96km) resumed:The Ministry of Public Works has restarted work on this highway connecting western Bali to Badung Regency. Completion would cut travel times from Bali's western coast and open new investment corridors along the route. Source:8 Degree, 2025/2026

-Ngurah Rai Airport near capacity:The existing Bali international airport recorded 23.6 million passengers in 2024, just short of its 24 million annual limit. The government has set a target of 32 million passengers per year and confirmed plans for expansion. Source:The Bali Sun, 2025/2026

-Kura Kura Special Economic ZoneIs evaluating a new toll road link directly to Ngurah Rai, which would improve connectivity to Bali's primary international gateway. Source:Petromindo, 2025/2026

5. Notable Developer Activity

-PT BIBU Panji Sakti(backed by Chinese investors) is leading the North Bali Airport and aerotropolis project, arguably the single largest private real estate and infrastructure investment ever announced in Bali. CEO Erwanto Hariwibowo has said all permits are being actively pursued, with a 2027 runway opening as the target. Source:8 Degree, 2025

-OXO LivingSold out its 40-villa Bali project (from USD 500,000 per villa) within 24 hours of launch, signaling strong demand from European and Asian buyers at the premium end of the market. The project is due to open in late 2026. Source:Indonesia-Real.Estate, 2026

-PARQ DevelopmentIs active with six projects across Bali, each blending villa, apartment, and commercial uses under a single development concept. Source:PARQ Development, 2026

-Mirah DevelopmentsHas been active across the island and positions itself as one of the leading local property developers in Bali. Source:Mirah Developments, 2026

-Coco Development GroupReleased a detailed pricing and market analysis in March 2026, indicating ongoing active developer engagement and investment in market education. Source:Coco Development Group, March 31, 2026

-Seven Stones IndonesiaPublished a substantive regulatory analysis piece on March 27, 2026, focused on the incoming land valuation law and green space requirements, positioning itself as a key advisory resource for foreign investors navigating the shifting compliance market. Source:Seven Stones Real Estate, March 27, 2026