Bali rental market report, Q4 2026: rents, homes and land
Nest team · Last updated:
On 6 October 2026, long-term rentals on Nest priced by the year asked a median of Rp 400 million a year, and those priced by the month about Rp 43 million a month. Most of the 1,491 rentals on Nest are furnished villas, and most are priced by the year. This first Bali rental market report from Nest also breaks rent down by bedrooms and by area, and shows what the 676 homes and 87 plots of land for sale are asking.
Every figure is an asking price of a listing on Nest on 6 October 2026, not the price finally agreed. A median is the middle price: half the listings ask more, half ask less. The method box below explains how everything was counted.
Bali rental market report, Q4 2026: the key numbers
| Listings on Nest, 6 October 2026 | Listings | Median asking price |
|---|---|---|
| Rentals with a yearly price | 1,151 | Rp 400,000,000 a year |
| Rentals with a monthly price | 344 | Rp 43,272,718 a month |
| Homes for sale | 676 | Rp 5,500,000,000 |
| Plots of land for sale | 87 | Rp 4,190,000,000 |
Eleven rentals carry both a monthly and a yearly price, so they appear in both rental rows. Land works out at a median of about Rp 414 million per are (100 m²).
Where do these numbers come from?
How this report was counted
- Date: a snapshot of one day, 6 October 2026. "Q4 2026" names this quarter's edition; the figures are not an average over the quarter.
- Listings: every listing public on Nest Bali on 6 October 2026, the same ones anyone can see on the site: 2,259. A property that several agents list counts once, which leaves 2,254: 1,491 rentals, 676 homes for sale and 87 plots of land.
- Prices: asking prices in rupiah, as listed. Medians only, never averages, and a median only when at least 5 listings back it.
- Monthly and yearly rent: counted apart. A monthly price is never turned into a yearly one, or the other way round.
- Areas: each area is the box its Nest area page draws on the map. Some boxes overlap on purpose (for example, Bingin sits inside Uluwatu's, Berawa and most of Pererenan inside Canggu's), so one listing can count in two areas. 64 listings lie outside every box or have no exact location; they count only in the Bali-wide figures.
- Edition: this is the first, so there is no earlier report to compare with. The next edition will show how these numbers move.
What kind of homes are for rent on Nest?
Villas dominate: 1,395 of the 1,491 rentals are villas and 65 are apartments; houses, townhouses, studios and rooms in villas make up the rest. Almost all rentals (1,461) are listed as furnished. Two- and three-bedroom homes form the bulk of Nest's rentals, with 505 and 501 listings.
Canggu's area page holds the most rentals of any area: 272.
Asking rent across Bali: a median of Rp 400 million a year
Across Bali, rentals on Nest asked a median of Rp 400 million a year, from 1,151 listings; the middle half asked between Rp 280 million and Rp 612 million. The median monthly asking rent was about Rp 43 million, from 344 listings, with the middle half between Rp 29 million and Rp 75 million.
Rent climbs steeply with size:
| Bedrooms | Rentals | Median monthly rent | Median yearly rent |
|---|---|---|---|
| 1 | 188 | Rp 25,000,000 (66) | Rp 245,000,000 (123) |
| 2 | 505 | Rp 38,000,000 (129) | Rp 334,000,000 (378) |
| 3 | 501 | Rp 56,250,000 (94) | Rp 472,500,000 (409) |
| 4 | 167 | Rp 98,125,000 (36) | Rp 692,875,000 (130) |
| 5 or more | 63 | Rp 127,500,000 (14) | Rp 795,000,000 (49) |
In brackets: how many listings have that price. Divided by bedrooms, the median rent is Rp 167.5 million a year per bedroom (1,089 listings) or about Rp 21 million a month (339 listings). That per-bedroom figure gives a rough way to compare areas whose homes differ in size.
Are Bali rentals priced by the month or the year?
On Nest, mostly by the year: 1,151 rentals have a yearly price and 344 a monthly one. Among areas with at least 10 rentals, only Kedungu (30 monthly, 15 yearly) and Tabanan (36 monthly, 34 yearly) have more monthly prices than yearly ones; their boxes overlap, so a listing can count in both. In sheer numbers, Canggu has the most monthly-priced rentals: 70.
Don't compare the two Bali-wide medians head to head. The homes priced by the month are mostly not the homes priced by the year, so 12 times the monthly median is not a guide to what a yearly contract would cost.
The same homes, priced both ways
Only 11 rentals carry both prices. For them, the yearly price was a median 93% of what 12 monthly payments would cost, and the middle half ran from 74% to 100%. Eleven homes are far too few to make this a rule: for some, paying by the year saves a lot, while for others the yearly price is no cheaper than 12 monthly payments. Price is also only one part of choosing between a yearly and a monthly rental.
Which areas cost the most and the least to rent?
Twenty areas have enough yearly prices for a median. These are the five dearest and the five cheapest, with Bali as a whole for comparison:
| Area | Median yearly rent | Listings | Median per bedroom, per year |
|---|---|---|---|
| Uluwatu | Rp 550,000,000 | 76 | Rp 266,833,333 (72) |
| Bingin | Rp 550,000,000 | 25 | Rp 333,333,333 (25) |
| Berawa | Rp 500,000,000 | 84 | Rp 167,000,000 (70) |
| Pererenan | Rp 500,000,000 | 37 | Rp 233,266,040 (33) |
| Canggu | Rp 480,000,000 | 204 | Rp 180,833,333 (180) |
| Tabanan | Rp 342,500,000 | 34 | Rp 153,500,000 (34) |
| Tumbak Bayuh & Buduk | Rp 339,500,000 | 112 | Rp 175,000,000 (111) |
| Nusa Dua | Rp 330,000,000 | 21 | Rp 127,256,370 (20) |
| Denpasar | Rp 329,000,000 | 48 | Rp 141,333,333 (48) |
| Pandawa & Kutuh | Rp 325,200,000 | 42 | Rp 135,000,000 (41) |
| All Bali | Rp 400,000,000 | 1,151 | Rp 167,500,000 (1,089) |
"Listings" counts those with a yearly price. The per-bedroom median divides each listing's yearly price by its bedrooms; in brackets, how many listings it rests on.
The top of the list sits in two clusters: Uluwatu and Bingin on the Bukit, Bali's southern peninsula, and the overlapping Canggu boxes. Uluwatu and Bingin stay the dearest per bedroom too, at about Rp 267 million and Rp 333 million a year. Berawa is different: its homes tend to be larger (46 of its 107 rentals have three bedrooms), and per bedroom it asks about Rp 167 million a year, about the same as Bali as a whole. At the other end, Nusa Dua, Pandawa & Kutuh and Denpasar also rank among the cheapest per bedroom. Per-bedroom figures run high where many homes have one bedroom (across Bali, a one-bedroom rental asks a median of Rp 245 million a year, a two-bedroom one Rp 334 million), so treat that column as a rough guide, not a ranking.
By the month the order shifts, and the medians rest on far fewer listings. Bingin (about Rp 124 million a month, 10 listings) and Uluwatu (about Rp 88 million, 32 listings) still lead, and Tabanan, Kedungu and Denpasar are lowest, at about Rp 25.5 million to Rp 28 million. Pererenan shows how far apart the two lists can be: among the dearest by the year, it asks a median of Rp 36.5 million by the month, below Bali's monthly median.
What do homes and land for sale cost?
The 676 homes for sale on Nest asked a median of Rp 5.5 billion; the middle half asked between about Rp 3.9 billion and Rp 8.75 billion.
| Bedrooms | Homes for sale | Median asking price |
|---|---|---|
| 1 | 73 | Rp 2,740,000,000 |
| 2 | 222 | Rp 4,205,476,450 |
| 3 | 210 | Rp 6,473,262,750 |
| 4 | 99 | Rp 9,838,675,000 |
| 5 or more | 71 | Rp 16,500,000,000 |
Most homes for sale are leasehold, sold as a lease for a stated number of years: 495 listings state a lease term, with a median of 25 years (the middle half 22 to 27 years). Another 67 are listed as freehold and 114 don't say. Freehold homes ask more, a median of Rp 9 billion against about Rp 5.2 billion for leasehold, but they are different homes, so the gap doesn't show what the title itself is worth. Which title you can hold is a legal question: check it with a licensed notary (PPAT) before you pay anything.
The 87 plots of land for sale asked a median of about Rp 4.2 billion, and the median plot was 1,000 m². Dividing each plot's price by its size gives a median of about Rp 414 million per are, or about Rp 4.1 million per m². Of these plots, 28 state a lease term (a median of 28 years), 13 are listed as freehold, and 46 don't say.
What can't this report tell you?
- Whether prices are rising or falling. This is the first edition, so there is nothing to compare with yet. Nest plans to repeat the report every quarter, and the next edition will compare its numbers with these.
- What you will finally pay. These are asking prices on Nest, not the whole Bali market, and not the rent or price agreed after you have talked with the owner.
- How solid each figure is. The Bali-wide yearly and monthly rent medians rest on 1,151 and 344 listings; a median from 10 or 20 listings can move a lot when a few come or go.
- Rental yields. The homes for rent and the homes for sale are different listings, so dividing one median by another would mislead.
- Holiday-rental income. This report covers homes rented by the month or the year, not nightly stays.
How to use these numbers
Start with the bedroom table to set a rough budget, then open the area pages you are considering for today's medians, since they change as listings come and go. Compare like with like: the same number of bedrooms and the same payment type. Treat a median as a guide to what is normal, not a price you can insist on. And if a rent is far below an area's median, look more closely before you pay anything.
Sources
- Nest Bali: Villas for Rent in Bali by Area (accessed 6 October 2026)
- Nest Bali: Villas for Sale in Bali by Area (accessed 6 October 2026)
- Nest Bali: Land for Sale in Bali by Area (accessed 6 October 2026)