Areas2 min read
What does land actually cost in Bali right now?
Area by area, in dollars per are, with the reason each one is priced the way it is.
Land in Bali is quoted per are, which is 100 square metres. Not per square metre, not per hectare. Get that wrong and you will misread every listing you see.
These are leasehold figures, for the term. They move street by street and they move fast.
What each area costs
| Area | Per are (USD) | Why |
|---|---|---|
| Berawa | ~82,500 | Deepest liquidity, most saturated |
| Pererenan and Cemagi | 55,000 to 75,000 | Where Canggu money moved |
| Uluwatu clifftop | 40,000 to 60,000 | Highest rates, hardest setbacks |
| Uluwatu inland | 25,000 to 40,000 | Same demand, no cliff premium |
| Sanur | Best value in an established area | Calmer market, fastest permits |
| Ubud | Good land value | Longer stays, lower nightly rates |
| Tabanan coast | 30 to 50% below Canggu | Toll road coming, hardest licensing |
The number that actually matters
Price per are tells you very little on its own, because two plots at the same price can give you completely different projects.
A 500 square metre plot in a green zone with a 10% building coefficient gives you a 50 square metre footprint. The same money in a pink zone at 60% gives you 300. Same land area, six times the building.
So before you compare prices, get the zoning and the building coefficients for the specific parcel. Here is how those numbers work.
Why the Bukit is the interesting number
Inland Uluwatu is a third of Berawa, and the Bukit charges the highest nightly rates on the island. Bulgari, Six Senses and Alila all chose it.
Cheaper land behind higher rates is unusual. The reason is supply: tourism zoning on the Bukit is scarce, so buildable, licensable plots are capped in a way Canggu's are not.
The counterweight is that this is where setback enforcement is hardest. Buildings at Bingin were demolished in 2025.
What to do with these numbers
Put them into the return calculator with realistic occupancy rather than the seller's. Land price is one input out of about fifteen, and it is rarely the one that decides whether a deal works.
If you have a specific plot in front of you, send it over. Location, the certificate type, and the price is usually enough for me to tell you whether it is worth the next step.
Got a specific situation?
Every deal in Bali has a detail that breaks the general rule. Send me the details and I'll tell you what I'd check first.
Kai, Bali property adviser