Housing in Bali

Finding a home in Bali is often one of the most exciting parts of planning your move, but it can also be one of the most confusing. Bali offers a unique lifestyle that blends indoor and outdoor living, with housing options ranging from luxury villas and family homes to apartments and townhouses. Before deciding whether to rent short-term, rent long-term, or purchase a property, it’s important to understand how the local market works and how it differs from what you may be used to in your home country.

The Bali property market is dynamic, with rental prices varying significantly between locations, property types, and levels of demand. The process of finding and securing a home can be very different from Western countries, including how properties are advertised, how real estate agents operate, and what landlords expect from tenants. Understanding these differences will help you set realistic expectations and avoid common pitfalls.

In Bali, the term “villa” is commonly used to describe a detached house, typically featuring private outdoor space and often a swimming pool. While villas are the most popular choice among expatriates and relocating families, there are also apartments, townhouses, and locally designed homes available across the island to suit a variety of lifestyles and budgets.

Navigate Bali’s Housing Market with Confidence

To help you find the right home and avoid costly mistakes, our Bronze Membership includes a comprehensive Bali Housing Guide, your essential companion for renting or buying property in Bali.

Inside this 30+ page guide and checklist, you’ll discover:

  • What to look for during property inspections

  • Budgeting tips tailored to the Bali market

  • Negotiation strategies that work with local agents and landlords

  • Practical advice to protect yourself legally and financially

  • Common pitfalls to avoid when renting or purchasing property

As a bonus, you’ll also receive our Property Due Diligence Guide, which helps you verify legal documents, assess property conditions, and make informed, secure decisions before signing anything.

Together, these resources take the uncertainty out of the Bali housing process, giving you the clarity and confidence to make smart, stress-free choices for your new island home.

Join our Bronze Membership today and get instant access to the Bali Housing Guide plus 8 other curated digital resources. All designed to simplify your move and save you time and money.

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”Simone has been a godsend in helping us plan our family’s relocation to Bali from Australia. She really knows her stuff and has shared her highly valuable list of contacts for us to set up our new life, everything from advice on where to stay, housing agents, visa setup, insurance guidance etc.

Simone’s resource has saved us lots of time that we would’ve have spent researching, and I’m sure many errors we would have made along the way. She has been incredibly generous with her time and genuinely cares and wants to ensure each client settles well in Bali.

Thank you Simone!

Lillian, Australia

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How to find a home in Bali

The Bali housing market is highly fragmented and operates very differently from what most newcomers are accustomed to. There are hundreds of agents, countless property owners, and a growing number of developers, all advertising properties through different channels. Unlike many Western countries, there is no single, comprehensive property database, and the same home may be advertised by multiple agents at different prices—or not advertised online at all.

Some of the most common ways people search for homes in Bali include:

• Registered real estate agents
• Airbnb and other online rental platforms
• Villa management companies
• Facebook housing groups
• WhatsApp community groups
• Word-of-mouth referrals
• Local Indonesian real estate agents
• Property developers

While these channels can all be useful, finding the right property requires much more than simply browsing listings. Some of the best opportunities are never publicly advertised, while other properties may look appealing online but prove unsuitable once you understand the neighbourhood, access roads, construction activity, internet reliability, school commute times, or other practical considerations that impact daily life.

This is where we come in. Through our Silver Package, we help simplify the process by connecting you with our trusted housing network, providing realistic guidance on rental and purchase costs, and sharing the local knowledge you need to make informed decisions. Our goal is to help you avoid costly mistakes, save valuable time, and find a home that genuinely suits your lifestyle, priorities, and budget.

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Choosing the right location

Different areas may demand varying prices for example, Ubud may be cheaper than Canggu, however the style of home and environment will also be very different.

Selecting the right location involves understanding your daily commute preferences and lifestyle priorities. From beachside living to the jungle, each area, from Ubud to Sanur, offers a unique community, different school options, facilities, and natural environment.

It’s crucial to recognise that Google Maps, while indicating seemingly close distances in kilometres, doesn’t accurately reflect the travel time, particularly by car compared to a motorbike or scooter.

Bali’s unique traffic conditions, combined with obstacles like rice fields and narrow lanes, can be deceiving, hindering direct access and road crossings. A firsthand experience driving in these areas is essential to truly grasp the challenges involved.

Visit Where To Live in Bali

Short term accommodation

We recommend that before relocating to Bali, you arrange a landing pad—temporary accommodation for at least a couple of weeks in the area you’re considering living. If you have more time, it can be even more helpful to stay in a few different locations before making your final choice.

Finding your ideal home takes time. Competition can be intense, with villas getting snapped up quickly. It’s essential to be in Bali in person to view properties properly—photos can’t show things like mould or maintenance issues.

Securing the perfect home in your desired area, with a manageable commute to the places you’ll frequent, requires patience and planning.

When you work with us, we help you create a clear housing wishlist and connect you with our trusted, high-quality real estate partners. This ensures you can view properties that fit your budget and needs, with inspections ready to go once you arrive.

Housing costs

Bali offers an incredible variety of housing options to suit every budget and style preference.

When renting in Bali, it’s common for landlords to require upfront payment for the entire lease term. For example, if you’re renting for 12 months, you’ll typically pay a deposit to secure the property, a bond, and then the full year’s rent in advance.

Property sizes vary widely, from around 75 sqm for a studio to 400–500 sqm for homes with 4–5 bedrooms.

Services such as housekeeping, gardening, pool cleaning, and rubbish collection are often included in the advertised rental price.

However, you should also budget for additional costs, which can include maintenance, extra staff, recycling, banjar (local community) fees, internet, electricity, and pest control (such as fogging).

There are many other important considerations. Our Bronze package includes a detailed spreadsheet outlining these costs to help you better understand your budget and be well-prepared when inspecting properties.

Looking Beyond the Photos

Modern villas in Bali come in many different styles and configurations. Some are fully enclosed, while others feature open-plan living areas, outdoor kitchens, open bathrooms, or a combination of indoor and outdoor spaces. Family-friendly features that many relocating families take for granted, such as pool fencing, enclosed living areas, interconnected bedrooms, or child-safe staircases, are often not standard and may need to be added after moving in.

Beyond the layout itself, there are many practical factors that can significantly impact your experience living in a property. Build quality, drainage during the wet season, road access, internet reliability, electricity capacity, noise levels, nearby construction, security, pest management, water supply, and maintenance standards can all vary considerably from one property to the next.

This is why we encourage clients to look beyond the photos and rental listing. Through our trusted local network, we can connect you with independent villa inspection services that provide an objective assessment of a property before you commit. Inspections can help identify potential issues and provide greater peace of mind, particularly for long-term rentals or property purchases. Detailed reports typically include photographs, key findings, and a consultation to help you understand the results and make a more informed decision.

With the right guidance and local knowledge, you can avoid common surprises and choose a home that not only looks great online but also works well for your lifestyle and day-to-day needs in Bali.

Property Investment

Bali’s real estate market continues to attract investment interest, driven by its established reputation as a tourist destination welcoming visitors from around the world. Property investors can find opportunities for steady rental income across different regions of the island, with values appreciating due to the inherent land limitations in popular areas.

There are many wonderful areas to invest in across Bali depending on which factors are important to you. Recent regulatory changes have improved conditions for foreign investment in property, though investors should still research the various ownership structures available.

Many investors are drawn not only by potential financial returns but also by Bali’s distinctive cultural environment, natural beauty, and relaxed lifestyle, making it both a market with long-term potential and a desirable location for personal enjoyment.

One of our clients, Australian couple Jill and Dennis Randall invested in an off-the-plan villa in Bingin, combining both a holiday home and a property investment. With support from Simone Collins at Our Year in Bali, they navigated the entire process—from researching the right area and property to securing their villa—and are now enjoying Bali’s vibrant lifestyle while generating rental income. Through our Silver Membership, you can also be introduced to trusted real estate agents and gain access to guidance like Jill and Dennis received.

Jill and Denis Full Story
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Frequently Asked Questions

Rental costs in Bali vary widely depending on location, size, and style. Most long-term leases are paid upfront for 12 months (some landlords may request a 2-year commitment), while shorter-term options like monthly rentals are available — but typically at a higher rate.

As a general guide, a 2-bedroom villa with a pool in Ubud might start from IDR 200 million per year (~USD 12K). In areas like Canggu or Umalas, a larger 3-bedroom enclosed-style villa with a pool can cost upwards of IDR 500 million per year (~USD 30K) — especially if it’s close to the beach or international schools.

Some villas include extras like pool and garden maintenance, housekeeping, rubbish collection and internet — but others don’t, so it’s important to clarify what’s included.

Our Bronze Package includes a detailed Cost of Living Guide, so you can confidently budget for housing, utilities, schooling, food, and lifestyle choices in Bali.

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Popular expat areas include:

  • Canggu & Berawa – trendy and family-friendly, known for sunset beaches, stylish cafes, co-working spaces, and close proximity to many international schools
  • Seminyak – central, with restaurants, shopping, and nightlife
  • Sanur – quieter, beachside, popular with families and retirees
  • Ubud – cultural hub with a focus on wellness and nature
  • Bukit (Uluwatu/Jimbaran) – great for surfers and those seeking cliffside living
  • Babakan – semi-rural yet central, with rice field views, larger villas, and quieter roads — ideal for families wanting more space without sacrificing proximity to Canggu’s main hubs
  • Tumbak Bayuh – tranquil and up-and-coming, just north of Pererenan, offering a peaceful setting with easy access to cafes, beaches, and schools
  • Seseh – a peaceful coastal village with a traditional Balinese feel, popular among surfers and those seeking oceanside calm just minutes from Canggu
  • Cemagi – scenic and secluded, featuring black sand beaches, rice fields, and dramatic coastal temples — with quick access to both Canggu and Tanah Lot
  • Kedungu –quiet and spacious, just beyond Tanah Lot, offering surf, sunsets, with more land and fewer crowds

Each area offers a different lifestyle, so the “best” one depends on your family’s needs.

Click here to read about an overview of the best areas to live in Bali.

Yes, absolutely! We have strong relationships with a trusted network of real estate agents who cover all areas of Bali. We work closely with them to ensure you receive great service, fair prices, and access to quality homes.

Before you arrive, we’ll introduce you to the right agents based on your housing requirements — for example, a 3-bedroom, 2-bathroom, fully furnished home that’s enclosed, with a pool and garden, within 15 minutes of your child’s school. We’ll also help you prepare a realistic budget, including what to expect for utilities, maintenance, staff, and internet costs.

You’ll receive our handy Housing Inspection Checklist to use when viewing properties, so you know exactly what to look for.

We usually recommend waiting to see a property in person before placing a deposit. However, if you’re not in Bali yet, our trusted agents can arrange video walk-throughs and live calls to help you make confident decisions from afar.

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Yes — it’s very common to pay a 12-month lease upfront in Bali. That said, everything is negotiable and depends on the property owner. Shorter monthly leases are available but usually come with a premium of around 20%.

While paying a year in advance can feel daunting, it’s standard practice. The key is to have a clear contract and work with a reputable agent so you understand exactly who’s responsible for what. For longer leases (5–25 years), upfront payments are also typical, though some flexible terms may be available.

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If you’re planning a long-term stay, it’s best to start looking about 1–3 months before arrival.

Most long-term leases are signed in-person, after viewing the property yourself — photos online can be outdated or misleading. That said, you can research neighbourhoods, set a budget, and even book temporary accommodation (like a 1-month rental or hotel) while house hunting on the ground.

Our Housing Inspection Handbook (included in the Bronze Package) helps you prepare for the process and in our Silver Package we introduce you to trusted real estate agents so you can find your home.

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Not always, but it helps. Long-term rentals are also advertised offline or through WhatsApp and Facebook groups, making it hard to find the best options remotely.

Working with a local real estate agent can save time, reduce miscommunication, and help you navigate lease terms.  Due diligence is key either way — make sure you work with someone trustworthy. We share vetted agent contacts in our Silver Package. 

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Yes, but it depends on your flexibility and budget. Many families choose the expat hub areas like Berawa, Umalas, Babakan, Pererenan, and Sanur for their proximity to international schools. These areas offer villas with multiple bedrooms, pools, and enclosed living — but demand is high, so homes go fast. If you need specific features (e.g., short commute to school, enclosed kitchen, modern finish), start early and expect to view many options.

Our Housing Handbook, included in Bronze has multiple tips on choosing the right area and what to look out for when house hunting as a family.

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Foreigners cannot directly own freehold property in Indonesia. However, there are three common legal pathways to invest or secure long-term property rights:

Leasehold agreements – typically 20–30 years, often with extension options

  • Right of Use (Hak Pakai) – available under certain conditions or through an Indonesian entity
  • PT PMA (foreign-owned company) – allows property ownership under the company’s name

We can connect you with our trusted legal and property advisors to help you choose the best and most secure option for your situation.

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