Bali Leasehold Land Rates by Region in 2026

How to read every number on this page

Land is quoted per ARE (1 ARE = 100 sqm) per year. A villa plot typically runs 3 to 5 ARE (300 to 500 sqm); every figure below uses 5 ARE as its reference plot, on a 25-year lease, converted at today's rate (1 September 2026: 1 USD = 17,726 IDR). All US dollar figures are rounded to the nearest $5,000.

A lease has three parts and you need all three: the rate per ARE per year, the plot size, and the remaining term. Five ARE at 10 million IDR per ARE per year for 25 years is 5 × 10,000,000 × 25 = IDR 1.25 billion, about $70,000 (rounded). The number an agent says out loud is never the number you pay: it is a rate, not a price.

These are the bands we work with. Where we have run a full market sweep, the Bukit and Ubud this summer, they come straight from asking prices we verified listing by listing; elsewhere they are our calibration from real transactions and neighbouring markets. One exception runs through the page: south Lombok trades freehold, not leasehold. For the difference between the two, see freehold vs leasehold in Bali.

The three land photographs in this article are plots we sourced for Genesis clients, in Uluwatu, outside Ubud and in south Lombok. Not stock images: the land itself, as it looked when we found it.

The Bukit, from Uluwatu to Melasti

The southern limestone plateau: cliffs 70 to 100 metres above the Indian Ocean, hidden beaches reached by stairs cut into the rock, west-facing sunsets. Land here is bought with the eyes, and the rate follows the view almost perfectly. Rates in millions of IDR per ARE per year, then what 5 ARE costs over 25 years (rounded):

• Bingin: 35 to 40M IDR, about $245,000 to $280,000
• Nyang Nyang: 25 to 30M IDR, about $175,000 to $210,000
• Nunggalan: 20 to 25M IDR, about $140,000 to $175,000
• Uluwatu: 20 to 25M IDR, about $140,000 to $175,000
• Balangan: 20 to 25M IDR, about $140,000 to $175,000
• Melasti: 15 to 20M IDR, about $105,000 to $140,000

Bingin has priced itself out for most projects, and no amount of shopping changes that. The new south ring road will open up the plateau over the next few years: that is the argument for buying now rather than later. To see how the Bukit compares with the rest of the island, see where to build in Bali.

The west coast, Pererenan to Balian

Black volcanic sand, rice fields running down to the sea, and the rental demand of Canggu without buying its saturated centre. We have not yet run a full leasehold sweep on this coast: working bands.

• Pererenan: 35 to 40M IDR, about $245,000 to $280,000
• Seseh: 20 to 25M IDR, about $140,000 to $175,000
• Cemagi: 15 to 20M IDR, about $105,000 to $140,000
• Kedungu: 13 to 18M IDR, about $90,000 to $125,000
• Balian: 8 to 13M IDR, about $55,000 to $90,000

Pererenan has become very expensive and sits outside most budgets; Seseh is expensive too, carried by how fast the area has revalued. Cemagi is still largely agricultural: the patient bet. Kedungu, where we have already built and delivered (see our projects), is the west coast one phase ahead. Balian is where the jungle takes over and budgets relax.

Ubud, and everything within 30 minutes

No beach, and no need for one: the centre of the island sells nature, culture and disconnection. It is also the most misquoted market in Bali, because buyers name one village and get quoted the rate of another.

• Ubud centre: 20 to 25M IDR, about $140,000 to $175,000
• Penestanan: 10 to 15M IDR, about $70,000 to $105,000
• Sayan: 5 to 10M IDR, about $35,000 to $70,000
• Payangan: 5 to 10M IDR, about $35,000 to $70,000
• Tegallalang: 5 to 10M IDR, about $35,000 to $70,000

The outer belt is genuinely homogeneous: Sayan, Payangan and Tegallalang all sit in the same band, and the centre costs four times the belt. That gap is the whole Ubud decision: ten minutes of driving takes three quarters off the land line. One caution on Tegallalang: it is the zone with the island's highest concentration of plantation and green-zone traps, and the rate means nothing until the printed ITR confirms you can legally run a rental there.

South Lombok

Thirty minutes from Lombok's international airport, a run of horseshoe bays between green hills, almost none of it built on: Selong Belanak, Are Guling, Mawun, Tampah. It is the one territory on this page that does not work in leasehold: this market trades freehold. You buy the land outright, and it stays yours.

That is the whole argument for Lombok. Across all four bays you can still find ocean-view land under 150 million IDR per ARE. Five ARE comes to under IDR 750 million, under $45,000 (rounded), owned permanently. The same five ARE leased at Bingin for 25 years costs about six times that, and reverts to the owner at the end of the term.

East Bali, the islands and the north

We build in all three and propose them when the client's profile fits. Working leasehold bands unless noted:

• Nusa Lembongan: 10 to 15M IDR, about $70,000 to $105,000
• Gili Trawangan, Meno, Air: 10 to 15M IDR, about $70,000 to $105,000
• Nusa Penida: 5 to 10M IDR, about $35,000 to $70,000
• Nusa Ceningan: 5 to 10M IDR, about $35,000 to $70,000
• Candidasa: 5 to 10M IDR, about $35,000 to $70,000
• Amed: under 5M IDR, under $35,000
• Sidemen: under 5M IDR, under $35,000
• Munduk: under 5M IDR, under $35,000
• Lovina: under 5M IDR, under $35,000
• Pemuteran: under 5M IDR, under $35,000

East Bali is the region where leasing is usually the wrong instrument: at these budgets the market trades mostly freehold, at roughly 80 to 125 million IDR per ARE outright, and buying beats renting for 25 years. The binding constraint there is not price but zoning. The islands and the north are genuinely inexpensive, with costs that never appear in a per-ARE figure: island logistics on the first, distance from the airport on the second.

Sanur, Jimbaran and Nusa Dua

Mature, legible markets. We do not push them, and we answer precisely when asked.

• Sanur: 15 to 20M IDR, about $105,000 to $140,000
• Jimbaran: 15 to 20M IDR, about $105,000 to $140,000
• Nusa Dua: 15 to 20M IDR, about $105,000 to $140,000

Canggu, Berawa, Umalas, Seminyak and Kuta

We know how to build in all of them, and we do. We also tell clients honestly that the land is expensive and the yield relative to the land price is less favourable than one village further out: the usual recommendation is Seseh, Cemagi or Kedungu.

• Canggu centre: 35 to 40M IDR, about $245,000 to $280,000
• Berawa: 35 to 40M IDR, about $245,000 to $280,000
• Seminyak: 30 to 35M IDR, about $210,000 to $245,000
• Umalas: 30 to 35M IDR, about $210,000 to $245,000
• Kuta: 20 to 25M IDR, about $140,000 to $175,000

What moves a rate after you have agreed it

1. The term is usually shorter than it sounds. Across the listings we priced, most open-market leases are 15 to 23 years remaining plus an option to extend, not a fresh 25-year first term. An option is a right to renegotiate later, at a price set later: compare remaining terms first and rates second.
2. The small-plot premium. Most quoted rates come off plots of 8 to 24 ARE, and sellers routinely add 20 to 40 percent per ARE to carve out 3 to 5.
3. Zoning decides whether the rate matters at all. We have seen the same plot described as yellow, mixed orange and residential by three different agencies: only the printed ITR settles it. Before any deposit, run the 12 due diligence checks.
4. Access. A motorbike-only plot means a build with no concrete truck and no crane, and guests on foot with their suitcases afterwards.

Genesis Bali has its own legal team: title, remaining term, zoning and access are verified in-house for every plot we shortlist, before a price is discussed at all. And land is only one line of the budget: for the full breakdown of a project, see the cost to build a villa in Bali in 2026.

Frequently Asked Questions

What is an ARE in Bali property?

One ARE is 100 sqm. A typical villa plot is 3 to 5 ARE (300 to 500 sqm), and every figure on this page is calculated on 5 ARE, with dollar amounts rounded to the nearest $5,000.

How do I turn a lease rate into a real price?

Multiply the rate per ARE per year by the number of ARE and by the years remaining on the term. Use the remaining term, not the term as described, and leave any extension option out of the arithmetic.

Which region is cheapest?

South Lombok, and not narrowly, because it trades freehold: ocean-view land under 150 million IDR per ARE, owned outright. On leasehold, the cheapest are Amed, Sidemen and the north at under 5 million IDR per ARE per year, and among the mainstream choices the Ubud belt at 5 to 10 million.

Why bands rather than exact prices?

Because a rate depends on the plot, not just the village: the view, the road width, the zoning, the remaining term and the size of the parcel it is carved from all move it. A band tells you which conversation you are in; the exact number comes after the visit and the ITR.