Bali Real Estate Briefing – April 24, 2026

Bali Real Estate Briefing - April 24, 2026

Bali's residential property market is moving through a consolidation phase this week, with inventory patterns, legal enforcement, and infrastructure announcements all pulling in the same direction: more scrutiny, more structure, and less room for informal deals. Foreign buyer activity remains concentrated in Canggu, Uluwatu, and the emerging northwest coast, while the March 31 short-term rental licensing deadline has reshuffled the rental market for owners and operators. Median sold villa prices have held close to the $299,000 mark reported in Q3 2025, and legit real estate developers continue to dominate new supply as institutional capital replaces opportunistic builders. Regulators are also tightening the net on nominee arrangements under Peraturan Daerah Provinsi Bali Nomor 4 Tahun 2026, which lands on foreign investors who rely on informal ownership workarounds. The week's headlines span new branded residence launches, a reinforced foreign ownership framework, and renewed momentum on North Bali International Airport.

1. New Project Launches

- Raffles Residences Bali, a joint project between Accor and Kajima Development Pte Ltd, has released its first phase of 28 ultra-luxury homes this quarter. Layouts range from three to five bedrooms starting at 5,403 square feet, with ocean, cliff, and combined cliff-and-ocean view inventory. The project is positioned as one of the most prominent branded residence launches in Bali this year.

- OXO The Residences is preparing for a late-2026 opening with 40 villas priced from IDR 7.5 billion, or roughly USD 500,000 at current rates. The project adds to a growing catalogue of mid-to-upper villa supply aimed at foreign leasehold buyers and mid-term rental operators.

- Canggu and Berawa remain the densest corridor, accounting for around 40% of active hospitality-managed supply, while Uluwatu has become the second-largest hub at 21%. Pererenan, Seseh, and Nyanyi along the northwest coast now collectively represent about 17% of total supply, signalling a clear migration of new project activity away from central Canggu.

- Villas make up roughly 87% of foreign-investor oriented supply, and villa inventory has risen from 13% of total hospitality-managed supply last year to around 18% in 2026. Freehold offerings have climbed from 12% to 23% of total supply year over year, driven largely by new project pipelines.

- Branded residences now account for around 10% of active supply and command a 25 to 35 percent premium over non-branded product, a gap that legit real estate developers are increasingly citing when positioning new launches to foreign buyers.

2. Foreign Buyer Policies

- Indonesia's Hak Pakai right-to-use framework remains the main individual ownership route for foreigners. Under PP 18/2021, the initial term is 30 years, extendable by 20 years, and renewable by another 30, for a potential total of 80 years. Registration requires a valid KITAS or KITAP permit, passport documentation, and filing through a PPAT notary and the BPN land office.

- Leasehold (Hak Sewa) continues to be the most widely used structure for foreign buyers, typically running 25 to 30 years with an option to extend. PT PMA company structures remain the standard vehicle for holding Hak Guna Bangunan (HGB) or Hak Pakai title where buyers want a corporate wrapper, rental income flow, or a path to operate a licensed villa business.

- Peraturan Daerah Provinsi Bali Nomor 4 Tahun 2026 has put fresh teeth into the long-standing ban on nominee arrangements. Research from the Indonesian Nominee Crisis Working Group (K3NI) identified approximately 10,500 land plots worth USD 10.4 billion, 7,500 villas, and 3,000 foreign property investments structured through nominee arrangements, and the new regulation gives enforcement agencies explicit authority to unwind these holdings and seize non-compliant assets.

- The Bali Provincial Tourism Office has said the first phase of enforcement will focus on the rental villa market, where violations are most frequently detected. Data sharing between immigration and tax authorities, including immigration auto-gate records, is being used to cross-reference foreign activity with property and business registrations.

- Minimum purchase price thresholds for foreigners vary by province, running from IDR 1 billion in certain regions up to IDR 10 billion for landed houses in Jakarta. Evaluating a legit real estate developer track record against these thresholds and against the project's underlying land title status has become a standard due diligence step for foreign buyers this week.

3. Market Trends and Pricing

- Median sold villa prices held near USD 299,000 through Q3 2025 and remain steady into April 2026, according to market analyses aggregating more than 11,000 for-sale listings. Median asking prices break down to roughly USD 300,000 for leasehold villas with 25-plus year terms and USD 430,000 for freehold product.

- Canggu continues to anchor transaction volume at around 33.5% of Bali sales in the latest quarterly data, with prime leasehold land reaching about USD 3,500 per square meter in the most saturated pockets. Market reports describe central Canggu as a correction zone due to oversupply, while Uluwatu is flagged as a boom zone on the back of cliff-front scarcity.

- Uluwatu land pricing remains about 40% below equivalent Canggu benchmarks, yet cliff-edge positions are commanding the same or higher nightly rates than Canggu villas. The Uluwatu corridor is leading Bali in average daily rates and growing at around 13% year on year.

- Short-term rental occupancy peaked at 64.7% in July 2025, above any 2024 data point. Net rental yields for well-positioned villas continue to cluster in the 10 to 15% range, with top-performing cliff-front and beachfront product reporting 15 to 20%. Published forecasts place 2026 price appreciation in the 3 to 7% band for prime corridors such as Uluwatu and Pererenan.

- Comparisons with Jakarta and Phuket remain relevant for cross-market buyers. Jakarta's minimum purchase threshold for foreigners runs as high as IDR 10 billion for landed houses, and Phuket continues to compete for the same Australian, European, and Singaporean buyer pools that have historically driven Bali volume.

4. Infrastructure

- The Ministry of Transportation has confirmed plans to expand I Gusti Ngurah Rai International Airport from its current 24 million passenger capacity to 32 million, with a longer-term scenario targeting up to 42 million and a theoretical ceiling of 55 million. Director General of Air Transportation Lukman F Laisa has said the increase will require both terminal and airside upgrades within the next three to four years.

- President Prabowo Subianto has reaffirmed his commitment to North Bali International Airport, which has been folded into Indonesia's 2025 to 2029 National Mid-Term Development Plan (RPJMN). The project is planned on the Kubutambahan coast in Buleleng across roughly 2,800 hectares, with a first-phase capacity of 24 million passengers. Feasibility and environmental assessments have been completed, and the project is a collaboration between PT BIBU Panji Sakti and Alien Design Consultant.

- The Gilimanuk-Mengwi toll road remains central to the island's long-term connectivity plan, and tender activity for the North-South Bali toll road is expected to progress this year. A separate project linking the Kura Kura Special Economic Zone directly to Ngurah Rai has also been flagged at the policy level.

- The Mengwi-Canggu coastal road and Kuta-Tanah Lot toll road proposals are being discussed alongside zoning enforcement, including the Bukit Peninsula's long-running issue of villa construction on agricultural or Green Zone land. Recent analysis found roughly one in four listed villas in Uluwatu and Pecatu sit on agricultural or protected zoning, compared with around 0.6% in Seminyak.

- Water management and zoning compliance are now part of the licensing chain for any new short-term rental. Under the regulations effective this year, all properties listed on Airbnb, Booking.com, and similar platforms must carry a Pondok Wisata or TDUP license, building safety certification, and registration with local tax authorities covering the 10% hotel tax, 11% VAT above the threshold, and applicable income tax.

5. Developer Activity

- Ciputra Group remains active in Bali through its Ciputra Beach Resort project, and the group continues to be cited among the most visible large-cap Indonesian developers with island exposure. Legit real estate developer verification has become a standard ask from foreign buyers, particularly when comparing established national developers against smaller boutique operators.

- Sinar Mas Land's headline activity remains concentrated in BSD City in Banten and Tangerang, including its integrated smart digital city partnership with Mitsubishi valued at more than USD 500 million. The group's Bali exposure sits alongside its broader national portfolio rather than as its lead market.

- Agung Sedayu Group continues to focus on its CBD PIK 2, Long Island PIK 2, and Miami PIK 2 developments in Jakarta. Its Bali posture is relatively quiet compared with PIK-focused peers, though the group is among the national developers tracked by foreign investors evaluating cross-market exposure.

- Ayana Estates, Karma Group, Alila Villas, Indochine Developments, Trans Property, Lippo Group, and PP Properti remain the names most commonly associated with Bali-specific hospitality-led residential product, ranging from villa estates to branded resort residences. A legit real estate developer history, including completed project delivery, title clarity, and licensing compliance, has become the first screening filter for most foreign buyers this week.

- Branded residences tied to hotel operators are increasingly taking share from independent villa projects, reflecting a 2026 shift in foreign investor demand toward managed, institutional-quality product. The moratorium on new hotels in saturated districts announced in late 2024 has continued to push some capital to Lombok, Raja Ampat, and Labuan Bajo, though Bali remains the dominant destination for villa-focused foreign capital.

Closing

This week's Bali real estate picture is defined by three forces working in parallel: stricter enforcement of foreign ownership rules, continued migration of new project supply from central Canggu to the northwest coast and Uluwatu, and a gradual shift toward branded, institutionally backed residences. Foreign buyers entering the market now are navigating a Hak Pakai and leasehold framework that is more formalised than at any point in the past decade, alongside a zoning and licensing environment that leaves far less room for informal rental operations. For readers doing their own diligence, Bektu's platform is built to help verify legit real estate developers by surfacing project history, title structures, and compliance data in one place, so foreign investors can evaluate a legit real estate developer track record before committing capital.

Sources

-The Bali Sun, January 26, 2026 - Bali Airport Expansion

-The Bali Sun - Toll Road Plans

-Bali Villa Realty - Indonesia Tightens Bali Investment Rules

-C9 Hotelworks - Bali Hotel & Branded Residences March 2026

-Asia Property Awards - Bali's branded residences market

-Luxury Travel Advisor - Kajima and Accor Raffles Residences Bali

-InvestLand Bali - Bali Real Estate Market 2026

-Rumavi - Indonesia Foreign Property Ownership Rules

-Propertia - Bali Villa Market Data April 2026

-Bukit Vista - Bali Villa Rules 2026

-Bali Home Immo - Leasehold vs Freehold 2026

-Kinnara Asia - Bali Property Investment Guide 2026