Where should you actually buy in Bali?

Land prices below are leasehold, per 100 square metres (one are), per the term. They move fast and vary street by street. Treat them as a starting point, not a valuation.

Canggu, Berawa, Pererenan

The most liquid market on the island — Canggu alone accounted for roughly a third of transactions in Q3 2025. Berawa around USD 82,500 per are, Pererenan USD 55,000–75,000.

Best exit liquidity, established rental demand, strongest infrastructure. Also the most saturated: supply growth is compressing rates and traffic is now a genuine constraint on guest experience. Pererenan and Cemagi are where the value has moved.

Uluwatu, Pecatu, Bingin, Balangan

Roughly 40% cheaper land than Canggu — clifftop USD 40,000–60,000 per are, inland USD 25,000–40,000. The highest ADRs on the island, validated by Bulgari, Six Senses and Alila.

Supply is constrained by limited pink zoning, which supports pricing. The upside case is the strongest in Bali right now. The counterweight is the July 2025 Bingin demolitions, which happened here — this is the area where zoning and permit diligence matters most, not least.

Seminyak, Umalas, Kerobokan

Mature. Land near its ceiling, appreciation modest, but the most stable cashflow and the easiest resale. If you want predictable rather than exciting, this is it.

Sanur

The best value per square metre in an established area. Older and family demographic, calmer water, and the Kura Kura special economic zone next door as a catalyst.

Ubud

Wellness and culture demand, good land value, occupancy above 70% in the right pockets. Different guest profile — longer stays, lower ADR, less seasonal.

Tabanan, Seseh, Cemagi, the Tanah Lot corridor

Thirty to fifty percent cheaper and the clearest appreciation frontier, especially with the Gilimanuk–Mengwi toll road targeted for 2027–28, which would cut the west coast drive from three-plus hours to roughly one.

But Tabanan sits inside the six-regency construction moratorium. Zoning diligence here is not optional.

North Bali, Amed, Nusa Penida, Sidemen

Lowest entry, thinnest rental demand, longest horizon. The case rests on the proposed North Bali airport in Buleleng — around IDR 50 trillion, 32 million passenger capacity, plus a 60km toll connection. Confirmed on paper. Indonesian infrastructure timelines are their own subject.

The macro

Bali recorded 6,948,754 foreign arrivals in 2025, up 9.72% year on year. Australia leads at 1.63 million, then India and China. Ngurah Rai is expanding from roughly 24 to 32 million passengers.

Demand is not the problem. Supply, licensing and zoning are.