The Evolution of Bali Land Prices: 10-Year Market Report

For those of us who have been on the ground in Bali since 2013, the transformation of the island’s real estate market is nothing short of extraordinary. Over the last decade, Bali has evolved from a niche holiday destination into a global powerhouse for high-yield real estate investment.

As we prepare for the launch of our RE/MAX office in Ubud in January 2026, we’ve analyzed the data to show exactly how the market has shifted and where the next opportunities lie.

1. A Decade of Appreciation: 2014 to 2024

The last ten years can be defined by three distinct cycles: the pre-pandemic steady rise, the COVID-19 resilience, and the current "hyper-growth" phase.

• Total Capital Gains: In premium zones, land prices have appreciated by 200% to 400% over the last 10 years. What was once considered a "remote" investment in 2014 is now a core commercial asset.

• Annual Growth Rates: On average, Bali land has seen a steady 7% to 15% annual increase. However, the post-pandemic recovery (2021–2024) saw a dramatic surge, with property values jumping roughly 51% in just three years.

• The Yield Revolution: The market has shifted. In 2014, buyers were looking for holiday homes; in 2024, they are looking for ROI. Investors are now seeing yields between 12% and 20% through the short-term rental market, driven by the rise of digital nomad visas and a global shift toward remote work.

  
  

2. Regional Evolution: The Northward Shift

As the southern hotspots like Seminyak and Canggu reached saturation and high price floors (frequently exceeding IDR 2 billion per are), the "center of gravity" for investment moved toward the Ubud and Gianyar regencies.

Region	10-Year Evolution	Current Market Status
Canggu	From rice fields to high-density hub.	Extreme prices; limited availability.
Uluwatu	From surf shacks to clifftop luxury.	High appreciation due to luxury branding.
Ubud & Tampaksiring	Steady growth, now the "Eco-Luxury" frontier.	The "Sweet Spot": High stability and high demand for wellness-themed projects.

 The 10-Year Trajectory in Ubud (2016–2026)

• 2016–2019 (The Slow Burn): Ubud saw steady 5-8% annual growth. Investors were mostly retirees or long-term "lifestyle" expats.

• 2020–2021 (The Resilience): Unlike Seminyak, which felt "empty," Ubud maintained a core expat population. Land prices didn't drop significantly but stayed flat.

• 2022–2025 (The Wellness Boom): Post-pandemic, the demand for "jungle views" and "work-from-nature" setups exploded. Prices in Ubud’s outskirts (like Tampaksiring) have grown 15–20% annually since 2022 as Canggu became too congested.

• 2026 Forecast: The upcoming Bali Urban Subway (connecting the airport to central hubs) and a 2026 government ban on new hotel/restaurant construction in certain regencies (including Gianyar) are expected to squeeze supply, likely driving up the value of existing tourism-zoned land.

3. Spotlight on Ubud and Tampaksiring

As we manage our current luxury villa developments in Tampaksiring, we’ve observed that this corridor offers the best balance of price and potential.

• Price Accessibility: While central Ubud land prices have climbed toward IDR 1.5B – 2.5B per are (freehold), Tampaksiring remains highly attractive at IDR 250M – 500M per Are. This allows for a lower entry point with significantly higher room for capital appreciation as infrastructure expands.

• The "Green" Demand: Modern travelers and expats are moving away from the noise of the south. There is a massive demand for "jungle-view" properties and sustainable construction. Our focus on prefab wood houses aligns perfectly with this trend, as these builds offer the eco-conscious aesthetic that commands premium rental rates in the Ubud area.

Area	Leasehold (per Are / 25-30 yrs)	Freehold (per Are)
Ubud Center (Prime)	IDR 15M – 25M+	IDR 1.5B – 2.5B+
Pejeng / Sayan	IDR 8M – 12M	IDR 600M – 900M
Tampaksiring / Tegallalang	IDR 4M – 7M	IDR 250M – 500M

4. Looking Toward 2026: The Future of Bali Investment

The next two years will be defined by infrastructure and regulation. The announcement of the Bali Urban Subway and stricter zoning laws (Zonasi) means that "Pink Zone" (tourism-zoned) land is becoming a finite and increasingly precious commodity.

At Indo-Terra and our upcoming RE/MAX branch, we specialize in identifying these high-potential plots and delivering construction that meets the 2026 standard of luxury: sustainable, fast-to-market, and deeply integrated with Bali’s natural beauty.

Are you ready to be part of the next decade of growth? Whether you are looking for a development project in Tampaksiring or a strategic land acquisition in Ubud, our team is here to guide you with over 20 years of project management experience.