Long-Term Rental in Bali: The Complete Guide (2026)

Nest team · Last updated: 6 October 2026

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A long-term rental in Bali is usually a furnished villa rented by the year: most rentals on Nest are priced by the year, and monthly rentals exist but are far fewer. On Nest on 6 October 2026, the median asking rent was about Rp 400 million a year for homes priced by the year, and about Rp 43 million a month for homes priced by the month.

Below: how renting works, what it costs by bedroom count, how to compare areas, what to check at a viewing and what to put in writing, plus utilities, visas and safety. All prices are asking prices of listings on Nest: the median (middle value) of each group, with a property listed by several agents counted once. They describe Nest's listings, not the whole market or the rent you will finally agree.

How does long-term rental in Bali work?

Most long-term homes on Nest are priced by the year. Of the 1,491 rentals on Nest on 6 October 2026, 1,151 were priced by the year and 344 by the month (11 listings show both prices). One Bali rental agency describes the usual terms like this: yearly agreements lock in a lower rate but typically require full payment upfront, while monthly agreements are more flexible at a higher monthly rate; most long-term villas, it says, ask for a minimum stay of one to three months.

Most homes on offer are villas, and nearly all come furnished: 1,395 of the 1,491 rentals on Nest are villas, and 1,461 are listed as furnished. In the same agency's description, a furnished rental usually has bedroom furniture, a kitchen, air conditioning, hot water and a pool where there is one, while pool and garden care, cleaning and internet are more often included in monthly deals than in yearly ones, and electricity is often paid separately on both. What the rent covers changes from one home to the next.

Monthly first, yearly later?

New to Bali? A monthly rental gives you time to learn the areas. Once you know where you want to live, a yearly lease can cost less per month, but when it is paid upfront it ties up a large sum at once, and what happens to that money if you leave early, the owner sells or the home isn't as described depends on your contract.

What does a long-term rental in Bali cost?

The median asking rent on Nest on 6 October 2026 was about Rp 43 million a month (344 listings priced monthly) and about Rp 400 million a year (1,151 listings priced yearly). The price climbs steeply with the number of bedrooms:

Median asking rent of rentals on Nest, 6 October 2026.

Measured per bedroom, the median asking rent is about Rp 21 million a month (339 listings) or about Rp 168 million a year (1,089 listings).

Read these numbers with three caveats:

• Monthly and yearly are different homes. The two medians come from different sets of listings, so don't multiply the monthly figure by 12 and compare it with the yearly one.
• The like-for-like sample is tiny. Only 11 listings show both prices. On those, the yearly price was a median 93% of twelve monthly payments: a hint that paying by the year costs less, from far too few listings to rely on.
• Asking is not agreed. The rent you settle on, and what it includes, can differ from the listed price.

Where should you look, and how do you compare areas?

Rents differ a lot between areas. On 6 October 2026, the median yearly asking rent on Nest was about Rp 329 million for rentals in Denpasar (48 listings), about Rp 435 million for rentals in Ubud (63), about Rp 480 million for rentals in Canggu (204) and about Rp 550 million for rentals in Uluwatu (76). Each area is the area as Nest's area page draws it on the map. Some of these boxes overlap (Berawa sits inside Canggu's), so one listing can count in two areas. Other areas are on the Bali rentals page.

When you compare homes:

• Compare the same size and the same payment period. An area's median mixes every size of home, so a high figure can mean bigger villas as much as a pricier location.
• Compare what the price includes. Two villas at the same rent can differ by the cost of electricity, internet, cleaning and pool care.
• Map your routine. Mark the places you will go most (school, office, coworking space, beach) and look at homes around them.
• Stay before you sign. A short stay in the area you like lets you view homes in person and see the street at night and at rush hour.

What should you check at a viewing?

At a viewing, check:

• water pressure and hot water in every bathroom;
• the air conditioning in each bedroom, and when it was last serviced;
• the internet, with a live speed test in the rooms where you will work (a screenshot of an old test proves little);
• damp: a musty smell in wardrobes, stains in ceiling corners;
• noise and construction: ask what is being built next door or planned nearby;
• access: whether a car can reach the gate, if you rely on drivers or deliveries;
• the people: meet the owner or agent in person, see their ID, and ask whose name is on the land certificate or on the owner's own lease. If the person renting it to you is not the owner, ask to see the owner's written permission to sublet.

What should the contract and deposit cover?

Put everything in a written agreement (surat perjanjian sewa) before you pay. It should at least state:

• both parties, with names as on their ID, and the address of the home;
• the term, the total rent, the payment dates and exactly what the rent includes;
• the deposit (uang jaminan): the amount, and when and how it comes back;
• who pays for repairs and for pool, garden and air-conditioning servicing;
• notice, renewal and what happens if either side ends the lease early.

On move-in day, walk through the home with the owner or agent, list the furniture and its condition, and take photos. That record is what you will point to when the deposit is due back.

Deposit amounts vary, so agree yours in writing rather than assuming a standard. This is general information, not legal advice: for a lease of several months or more, check the contract with a licensed notary (PPAT) before you sign or pay.

Who pays for electricity, water and internet?

Utilities are often charged on top of the rent, so ask about each:

• Electricity comes from PLN, the state electricity company, either prepaid (you buy credit, a token listrik) or postpaid with a monthly bill; PLN's own FAQ describes both. Ask which one the home has, its power capacity (PLN's FAQ lists household classes from 450 VA up to 6,600 VA and above) and what recent months cost, especially if you will run several air conditioners.
• Water comes from PDAM, the regional water company, or from a deep well with a pump and filters. Ask who pays and who maintains the pump.
• Internet is more often included in monthly deals than in yearly ones. Test the speed yourself.
• The banjar contribution. A banjar is the local community council of a neighbourhood. In some neighbourhoods a contribution is asked; it isn't always charged to tenants, but it can be, so ask whether there is one, how much, and who pays.
• Rubbish collection, cleaning, pool and garden service may be extra too.

Do you need a visa to rent long-term?

A lease, even a yearly one, isn't permission to stay in Indonesia. The Ngurah Rai immigration office's page for foreigners defines a stay permit (izin tinggal) as permission given to a foreigner by an immigration official (or a foreign service official) to be in Indonesia. According to that page, a visa on arrival gives a 30-day stay that can be extended once, and visa-free entry (for the countries it lists) allows at most 30 days with no extension. For other visit visas it refers to the Directorate General of Immigration's website, and it also lists the requirements for a limited stay permit (ITAS), applied for through a sponsor in categories such as workers, investors, retirees, family members and remote workers. Check that your permitted stay covers the lease before paying for a year. This is general information as of October 2026; rules change, so check your case with a licensed immigration agent.

How do you stay safe while renting?

Before you pay anything:

• Don't pay a DP (down payment) or a deposit before you have viewed the home and signed a contract.
• Pay only to an account in the name of the person who signs the contract, and keep every transfer receipt.
• Treat pressure to pay fast ("other people are interested") as a reason to slow down.
• When you pay months upfront, make sure the person you pay can rent the home to you for that whole time.

In April 2025, Bali Express reported a victim's account, posted as a social-media video, of an alleged scheme in which, she said, a person rented kos rooms (rented rooms) or houses for just one month, then offered them to newcomers as if they were the person's own or available long-term, asking for six months to two years of rent upfront. When that lease ran out, the real owner, who had received no further payment, evicted the occupants; the victim said 17 people were affected.

If you think you have been scammed, stop paying, keep the chats, the ad and the receipts, and report it to the police, whose integrated service centre (SPKT) takes reports and complaints from the public. On Nest, the safety page is where you report a scam, harassment or another safety issue.

A simple plan for renting long-term

1. Set a budget by bedroom count and payment period, using the medians above as a starting point.
2. Pick two or three areas and book a short stay in one of them.
3. View homes in person, and check the person and their right to rent.
4. Agree what is included, the deposit and the terms in writing, and pay only against the signed contract.
5. Make sure your visa or stay permit covers the whole lease.

Sources

1. Kantor Imigrasi Ngurah Rai: Layanan WNA (visa and stay permits for foreigners) (accessed 6 October 2026)
2. Polri: Sentra Pelayanan Kepolisian Terpadu (SPKT) (accessed 6 October 2026)
3. PLN: FAQ (tariff adjustment, prepaid and postpaid electricity) (accessed 6 October 2026)
4. Bali Express: Modus Licik Penipuan Kos-Kosan di Bali Terbongkar, Sewa Sebulan, Dikontrakkan 2 Tahun ke Korban (17 April 2025) (accessed 6 October 2026)
5. Bali Home Immo: Your Guide to Long Term Rental in Bali Today (accessed 6 October 2026)
6. Bali Home Immo: Bali Villas for Rent Yearly & Monthly (FAQ) (accessed 6 October 2026)