Bali real estate market — prices, rental yield and trend

• Gross rental yield: 5.47%
• 12-month price change (USD): -7.4%
• Net rental yield: 4.38%
• Transaction cost: 11.8%
• Bubble-risk band: moderate
• Price basis: local-market average

Bali is one of the 314 property markets Glopra tracks. In local currency the same twelve months read +1%; the 8.4-point gap is the exchange rate, not the housing market.

What a buyer pays in Bali

Buying costs — transfer tax or stamp duty, notary, registration and agency — come to about 11.8% of the price here. That is above the 9.5% median across the set — the entry cost is part of the investment case here. Of that, the transfer tax alone is 5%; the rest is notary, registration and agency fees.

What it earns

The typical home here lets for about $840 a month against a purchase price of $184,400, which is 5.5% gross before tax. Neither figure is quoted per square metre in this market, but both come from the same source, so the ratio between them holds. It ranks 115th of 311 markets by gross yield. Rental income is taxed at 10–20% — the rate is not a single number here. That is the difference between 4.4% and 4.9% net on the same property. The 4.4% net figure we publish uses 20%. On the way out there is a third tax: a non-resident seller pays 2.5% on the gain.

How the tax works. 20% final withholding on the gross rent, with no deductions, for a non-resident without a permanent establishment (Income Tax Law art. 26). Owners who cross the 183-day residence threshold — common among Bali owners — fall instead under the 10% final tax of Government Regulation 34/2017, which is the lower end of the band. No tax treaty reduces the rate: art. 6 of the treaties gives Indonesia unlimited taxing rights over rent. Source: pajak.go.id / Ortax.

Where the price sits against its own history

Today’s level is within 7.6% of the country’s own long-run trend, so the price is close to where its own history would put it. Glopra’s bubble-risk score for Bali is 21 out of 100 — moderate risk. Of the 65 markets scored, 62 read higher. This is a simplified reading: fewer than three index components are available for this market, so treat it as indicative rather than comparable with fully scored markets.

Bali house price index, 2022–2026 (2022 = 100)

Rebased to 100 in 2022, the index stands at 106 in 2026. The series is in local currency, and the twelve-month numbers above show how much of that a dollar buyer actually keeps.

Who can buy in Bali

No full ownership; right of use or leasehold. That is the rule a foreign buyer meets first, not legal advice — check the current position locally before you commit.

How this figure is built

The price figure for Bali is built from asking prices from listings. It was last refreshed on 2026-10-29. We rate our confidence in this market’s data medium: the series is usable, but thinner or less current than our best-covered markets. We recompute every market the same way, which is what lets Bali be compared with a country average or another city.

Sources: numbeo.com · globalpropertyguide.com · airbtics.com. Snapshot: 2026-10-29.