Bali Real Estate Briefing - 2026-04-06

Bali Real Estate Briefing, April 6 2026

The dust is settling after the March 31 licensing deadline, and it is reshaping the short-term rental market across the island. Compliant villa owners are quietly gaining an edge as unlicensed listings disappear from Airbnb and Booking.com. Meanwhile, infrastructure projects are inching forward and the wider market continues to stabilize after years of post-pandemic correction, with buyers becoming more selective and developers adjusting accordingly.

1. New Project Launches

-OXO The ResidencesIs on track for a late-2026 opening in Bali, featuring 40 villas priced from IDR 7.5 billion (around USD 500,000). OXO Living's earlier villa release, designed with architect Alexis Dornier, sold out within 24 hours, signaling strong appetite at the mid-luxury tier. (Source:Magnum Estate, 2026)

-Ciputra GroupContinues to develop the sprawlingCiputra Beach Resort Tabanan, an 80-hectare master-planned community with 1.7 km of shoreline. The project will be managed by Rosewood Hotels, marking a significant branded-residence play on Bali's less-developed western coast. (Source:InvestAsian, 2026)

-PARQ DevelopmentCurrently has six active projects across the island, comprising villa complexes, apartments, and mixed-use infrastructure, each with a distinct concept. (Source:PARQ Development, 2026)

- An additional 530,000 square meters of residential and commercial real estate is slated for delivery across Bali by late 2026, a figure that reflects both continued developer confidence and the supply overhang investors should monitor carefully. (Source:Bali Villa Realty, 2026)

2. Foreign Buyer Policies

-The March 31 OSS deadline has passed.As of last week, all properties listed on Airbnb, Booking.com, Agoda, and other OTAs must hold a verified NIB (Business Identification Number) through Indonesia's OSS-RBA system, the correct KBLI classification code, and proper tourism zoning approval. Listings without valid documentation are now being filtered out by platform-level compliance checks. The government is partnering directly with OTAs to share registry data and automatically flag or hide non-compliant properties. This is not an Airbnb ban: it is a formalization of an industry that largely operated in a grey zone for years. (Source:Villa Bali Sale, February 10 2026;Bukit Vista, March 31 2026)

-Scale of non-compliance is significant.Estimates suggest roughly 40-50% of Bali's 39,000+ Airbnb listings may lack proper licensing, meaning thousands of villas could be delisted in the weeks ahead. For compliant investors, this is a potential windfall: less competition on booking platforms and stronger occupancy for properly licensed properties. (Source:VillaTax, 2026;Bali Exception, March 3 2026)

-Minimum purchase thresholds remain unchanged.Foreigners must still meet a floor of IDR 5 billion (roughly USD 300,000) for landed houses and IDR 2 billion for apartments. Ownership is via Hak Pakai (Right to Use), valid for up to 80 years with renewals, or through HGB (Right to Build) held by a PT PMA company. Direct freehold (Hak Milik) remains exclusively reserved for Indonesian citizens. (Source:Bamboo Routes, 2026)

-Golden Visa thresholds were reduced in January 2026.The IKN-linked Golden Visa now requires USD 5 million for a five-year permit (down from previous levels) and USD 10 million for ten years. Over 1,000 Golden Visas have been issued so far. Separately, the Second Home Visa remains the more accessible route for property investors: it requires demonstrating IDR 2 billion (around USD 130,000) in funds or holding a property certificate, and grants 5-10 year residency. (Source:ASEAN Briefing, 2026;Harvey Law Group, 2026)

3. Market Trends & Pricing

-Land prices have climbed 50% since 2019In key corridors like Canggu, Uluwatu, and Tabanan, translating to annual growth of 6-8%. Prices are not dropping but are stabilizing as the market matures. Buyers in 2026 are more analytical and selective than during the 2022-2023 boom. (Source:Coco Development Group, 2026)

-Rental yields vary by area.Canggu and Berawa are delivering 10-15% net annually, Uluwatu and Bingin reach 12-17% for ocean-view properties, and Ubud sits at 8-12% for well-designed wellness villas. Managed resort units, often priced near the USD 130,000 Second Home Visa threshold, are reportedly yielding 17-20%. (Source:Exotiq Property, 2026;Remarc Group, 2026)

-Supply overhang is real but narrowing.Villa inventory grew over 35% in the last three years, creating saturation in Canggu and Seminyak specifically. However, construction is slowing in 2026, letting demand catch up. The licensing crackdown is accelerating this rebalancing by pulling unlicensed supply offline. (Source:Bali Villa Realty, 2026)

-Completed properties are king.One of the clearest shifts in 2026 is a strong buyer preference for finished, ready-to-operate villas over off-plan projects. The "build it and they will come" era is cooling, and buyers want proven rental track records before committing capital. (Source:Villa Bali Sale, 2026)

4. Infrastructure & Development News

-Jimbaran UnderpassIs moving ahead, with an estimated budget of IDR 350 billion. Planning documents were expected by late February 2026, with the tender process targeted for April and construction potentially starting August-September 2026. The underpass will ease chronic bottlenecks at the Bukit Peninsula entry, directly benefiting access to Kuta, Jimbaran, Uluwatu, and Nusa Dua. (Source:The Bali Sun, January 13 2026)

-The North-South Bali Toll Road tenderIs expected to go up for bidding in 2026, connecting southern tourist hubs with the proposed North Bali Airport that President Prabowo has committed to building this term. This corridor could open up affordable land in North Bali for early-stage investors. (Source:The Bali Sun, 2026)

-Kura Kura SEZ toll road linkIs being considered by PT Bali Turtle Island Development (BTID), which plans to connect the special economic zone directly to Ngurah Rai International Airport via the existing Bali Mandara Toll Road. The project remains conceptual with no confirmed timeline. (Source:Petromindo, 2026)

-Mengwi-Gilimanuk HighwayConstruction continues, along with the Singaraja-Mengwitani shortcut and the wider Bali Metro Project. These collectively aim to reduce the severe traffic congestion that currently adds 60+ minutes to airport transfers during peak hours. (Source:The Bali Sun, January 13 2026)

-Budget caveat:Indonesia's government under President Prabowo is scaling back state funding for toll road construction nationally, allocating funding for only 28 km of new toll roads, compared with hundreds of kilometers built under Jokowi. Bali-specific projects may face delays if private financing does not fill the gap. (Source:Jakarta Globe, 2026)

5. Notable Developer Activity

-Ciputra GroupIs the most active major developer in Bali right now, with Ciputra Beach Resort Tabanan being one of the largest master-planned residential communities on the island. The Rosewood branding adds significant credibility for international buyers.

-OXO LivingContinues to punch above its weight. Their 24-hour sellout and the upcoming OXO The Residences launch suggest strong brand loyalty among foreign buyers in the mid-luxury segment.

-PARQ DevelopmentIs maintaining a diversified portfolio across six projects, positioning itself as a go-to for buyers who want variety in concept and price point.

-PT Bali Turtle Island Development (BTID)Is worth watching for its Kura Kura SEZ ambitions, though the toll road and broader infrastructure plans remain in early stages.

- No significant new announcements this week from Sinar Mas Land, Agung Podomoro Land, Paramount Land, Synthesis Development, Cowell Development, or Alam Sutera Realty regarding Bali-specific projects.