Bali Residential Development — Supply & Pricing Report
By Anteya Research · Published 3/31/2026
Bali Residential Development — Supply & Pricing Report
Q1 2026 | Anteya Research
Nearly half of the Bali residential pipeline tracked by Anteya will complete in the next twelve months — a delivery surge of roughly 3,900 units. For buyers, that means unusual breadth of choice, but also localised competition where supply is piling up: three Bukit sub-markets alone hold a third of the incoming inventory. This report maps all 336 active projects, sub-market by sub-market, at prevailing list prices — showing where supply is thin, where it's crowded, and what developers are asking in each area.
- Supply Map — Projects and Units by Sub-Market
Bali's primary residential pipeline concentrates in three macro-regions — Bukit (south peninsula), Canggu (west coast), and Ubud (central highlands) — which together hold 274 of 336 projects (82%) and 7,819 of 8,965 declared units (87%).
| Sub-market (Region / Area) | Projects | Total declared units | Share of supply |
|---|---|---|---|
| Bukit / Uluwatu | 60 | 1,431 | 16.0% |
| Bukit / Melasti | 27 | 856 | 9.5% |
| Bukit / Nusa Dua | 13 | 836 | 9.3% |
| Canggu / Berawa | 17 | 666 | 7.4% |
| Canggu / Pererenan | 28 | 561 | 6.3% |
| Canggu / Seseh | 11 | 555 | 6.2% |
| Bukit / Pandawa | 12 | 543 | 6.1% |
| Ubud | 47 | 512 | 5.7% |
| Seminyak | 12 | 482 | 5.4% |
| Canggu / Batu Bolong | 23 | 471 | 5.3% |
| Tabanan / Nuanu City | 13 | 404 | 4.5% |
| Canggu / Cemagi | 7 | 248 | 2.8% |
| Bukit / Jimbaran | 7 | 238 | 2.7% |
| Lombok | 7 | 228 | 2.5% |
| Canggu / Batu Belig | 7 | 199 | 2.2% |
| Gili Trawangan | 1 | 114 | 1.3% |
| Bukit / Balangan | 7 | 114 | 1.3% |
| Tabanan / Kedungu | 7 | 105 | 1.2% |
| Canggu / Tumbak Bayuh | 4 | 102 | 1.1% |
| Karangasem / Candidasa | 1 | 84 | 0.9% |
| Umalas | 6 | 74 | 0.8% |
| Other (Kuta, Sanur, Sideman, Nusa Penida, Ungasan, Kaba Kaba, Babakan, Tabanan) | 36 | 127 | 1.4% |
| Totals — Bali & adjacent islands: 336 projects | 8,965 declared units. |
- Completion Pipeline
The supply curve peaks sharply in 2026 and contracts thereafter. More than half of all units in the database (4,261 of 8,965, ~48%) are scheduled for completion in calendar year 2026.
| Completion year | Projects | Units | Status |
|---|---|---|---|
| ≤ 2025 | 110 | 1,441 | Delivered |
| 2026 (completed in first half) | 15 | 668 | Delivered |
| 2026 (handover pending) | 139 | 3,593 | Under Construction |
| 2027 | 63 | 2,460 | Under Construction |
| 2028 | 9 | 803 | Under Construction |
Observations.
2026 is the delivery peak. 154 projects (4,261 units) complete in this calendar year — roughly 2.9× average annual delivery volume seen ≤2025.
2027 pipeline is ~42% smaller than 2026 by unit count (2,460 vs 4,261).
2028 pipeline is ~81% smaller than 2026 (803 vs 4,261) — a structural, not cyclical, drop.
211 of 336 projects (63%) are still Under Construction as of Q1 2026.
- Pricing Analysis
3.1 Median and average prices by unit type
Based on 814 priced unit offerings across five product types.
| Unit type | Priced offers | Median USD | Mean USD | Min | Max | Median m² | Median $/m² |
|---|---|---|---|---|---|---|---|
| Villa | 537 | 346,000 | 498,926 | 85,000 | 6,500,000 | 150 | 2,393 |
| Apartment | 155 | 250,000 | 357,875 | 77,000 | 2,846,429 | 75 | 3,357 |
| Studio | 109 | 130,000 | 147,408 | 59,000 | 822,301 | 36 | 3,738 |
| Townhouse | 10 | 262,500 | 235,800 | 36,000 | 350,000 | 126 | 1,946 |
| Penthouse | 3 | 417,000 | 366,333 | 235,000 | 447,000 | 109 | 2,622 |
Why $/m² looks higher for apartments and studios than villas: villa pricing bundles land (median 150 m² built, plus a private land plot), whereas apartment and studio pricing is building-area-only. When comparing like-for-like, villa land economics should be treated separately from the built-area $/m². Studio is the lowest-ticket product in the pipeline (median $130K at 36 m²) and sits at the highest $/m² band of the five product types, consistent with its compact-unit economics.
3.2 Price ranges by sub-market (priced offers)
| Sub-market | n (priced) | Median USD | Min | Max | Median $/m² (built) |
|---|---|---|---|---|---|
| Bukit / Uluwatu | 147 | 300,000 | 85,000 | 2,600,000 | 2,610 |
| Ubud | 112 | 295,477 | 85,000 | 950,000 | 2,410 |
| Bukit / Melasti | 77 | 225,000 | 75,000 | 2,500,000 | 2,718 |
| Canggu / Pererenan | 62 | 255,000 | 59,000 | 2,223,000 | 2,699 |
| Bukit / Nusa Dua | 49 | 285,000 | 77,000 | 1,519,000 | 3,139 |
| Canggu / Batu Bolong | 43 | 299,000 | 125,000 | 5,000,000 | 3,114 |
| Bukit / Pandawa | 35 | 364,000 | 125,000 | 6,500,000 | 2,671 |
| Tabanan / Nuanu City | 33 | 288,000 | 109,700 | 1,800,000 | 2,676 |
| Canggu / Seseh | 32 | 232,200 | 65,000 | 980,000 | 3,560 |
| Canggu / Berawa | 32 | 250,572 | 36,000 | 975,000 | 3,103 |
| Seminyak | 26 | 486,500 | 93,750 | 4,500,000 | 3,151 |
| Canggu / Cemagi | 25 | 159,500 | 104,000 | 845,000 | 2,861 |
| Lombok | 21 | 160,000 | 89,000 | 516,350 | 2,111 |
| Bukit / Jimbaran | 19 | 300,000 | 130,000 | 1,512,000 | 2,132 |
| Tabanan / Kedungu | 18 | 260,000 | 89,000 | 750,000 | 2,406 |
| Bukit / Balangan | 17 | 395,000 | 200,000 | 990,000 | 2,713 |
| Canggu / Batu Belig | 13 | 399,000 | 147,000 | 719,600 | 3,264 |
| Umalas | 10 | 394,000 | 90,000 | 1,500,000 | 2,083 |
| Sanur | 9 | 305,000 | 85,000 | 461,000 | 2,195 |
3.3 $/m² by sub-market and type (built area, median)
| Sub-market | Villa $/m² | n | Apartment $/m² | n | Studio $/m² | n |
|---|---|---|---|---|---|---|
| Canggu / Batu Belig | 3,264 | 9 | 2,343 | 2 | 3,876 | 2 |
| Bukit / Nusa Dua | 2,891 | 26 | 3,122 | 18 | 3,689 | 4 |
| Bukit / Melasti | 2,655 | 40 | 3,600 | 19 | 3,797 | 16 |
| Seminyak | 2,584 | 15 | 10,786 | 8 | 3,465 | 3 |
| Bukit / Pandawa | 2,525 | 29 | 2,671 | 1 | 3,667 | 5 |
| Canggu / Seseh | 2,507 | 6 | 3,700 | 17 | 4,011 | 8 |
| Bukit / Uluwatu | 2,487 | 110 | 4,463 | 29 | 4,045 | 6 |
| Tabanan / Nuanu City | 2,486 | 22 | 2,436 | 4 | 4,109 | 7 |
| Canggu / Berawa | 2,448 | 14 | 3,481 | 8 | 4,796 | 9 |
| Canggu / Pererenan | 2,424 | 42 | 3,376 | 9 | 3,051 | 11 |
| Ubud | 2,320 | 84 | 2,500 | 13 | 4,140 | 11 |
| Canggu / Batu Bolong | 2,309 | 24 | 3,768 | 12 | 4,419 | 7 |
| Bukit / Balangan | 2,290 | 10 | 3,080 | 3 | — | 0 |
| Umalas | 2,165 | 9 | — | 0 | — | 0 |
| Bukit / Jimbaran | 2,132 | 19 | — | 0 | — | 0 |
| Lombok | 2,024 | 16 | 2,780 | 1 | 3,738 | 1 |
| Canggu / Cemagi | 1,938 | 8 | 2,475 | 5 | 3,212 | 12 |
| Tabanan / Kedungu | 1,919 | 13 | 3,087 | 2 | 3,038 | 3 |
Seminyak apartment $/m² of $10,786 (n=8) is an outlier driven by a small sample of high-end product; it should not be read as a sub-market average. Studio samples of n ≤ 3 in several sub-markets are indicative only.
3.4 Leasehold vs Freehold premium
Within the small subset of units where both leasehold and freehold prices are published for the same unit (n = 19), the freehold option carries a median premium of +20% over leasehold (median $27,800 absolute). This is an unusually clean within-unit comparison; market-wide, freehold-titled stock is a distinct and smaller segment (22 projects, 446 units — see §5) and is not directly comparable to leasehold stock.
- Unit Mix
4.1 By type (all offers, n = 855)
| Type | Count | Share |
|---|---|---|
| Villa | 553 | 64.7% |
| Apartment | 171 | 20.0% |
| Studio | 116 | 13.6% |
| Townhouse | 12 | 1.4% |
| Penthouse | 3 | 0.4% |
4.2 By bedroom count (priced offers)
| Bedrooms | n | Median USD |
|---|---|---|
| Studio | 112 | 133,000 |
| 1BR | 193 | 200,000 |
| 2BR | 270 | 288,500 |
| 3BR | 158 | 419,500 |
| 4BR+ | 81 | 818,000 |
Studios are identified by unit type (Studio); 1BR counts separate-bedroom apartments and villas.
4.3 Layout mix by product type
| Type | 1BR | 2BR | 3BR | 4BR+ |
|---|---|---|---|---|
| Villa | 94 | 221 | 154 | 84 |
| Apartment | 108 | 51 | 9 | 0 |
| Studio | — | — | — | — |
| Townhouse | 1 | 9 | 2 | 0 |
| Penthouse | 1 | 1 | 1 | 0 |
Key layout-vs-type pattern: Studio is now a distinct 116-unit segment (13.6% of supply) — it accounts for the compact end of the market. Apartments, with studios stripped out, are 63% 1BR (108 of 171), with a meaningful 2BR tail (51 units). Villas are concentrated at 2BR (40%) and 3BR (28%). The 4BR+ segment is effectively villa-only (84 of 85 offers).
4.4 By price segment
| Segment (USD) | n | Share |
|---|---|---|
| < 100K | 33 | 4.1% |
| 100–150K | 96 | 11.8% |
| 150–300K | 309 | 38.0% |
| 300–500K | 204 | 25.1% |
| 500K+ | 172 | 21.1% |
The single largest segment is 150–300K (38% of all priced offers) — the mass-market sweet spot for compact villas (202 units in this band), 1BR apartments (64), and upper-end studios (35). The $100–150K band is studio-dominated (57 of 96 offers), giving a clear sub-$150K entry point for buyers who prioritise ticket size.
- Tenure Breakdown
| Tenure type | Projects | Units | Avg lease (yrs) |
|---|---|---|---|
| Leasehold only | 274 | 7,848 | 29 |
| Leasehold + Freehold option | 29 | 563 | 53 |
| Freehold only | 22 | 446 | — |
| Unknown | 11 | 108 | — |
~91% of declared project capacity (8,411 of 8,965 units) is leasehold or leasehold-with-freehold-option.
Average lease on pure-leasehold stock: 29 years. Projects offering a freehold option tend to bundle longer lease terms (avg 53 years combined lease + extension).
Freehold-only stock (22 projects) is limited and typically located in residential-zoned (Yellow) areas rather than tourism-zoned (Pink).
Land zoning — supply distribution
Under Bali's spatial plan (RTRW / RDTR), each parcel carries a zoning color that determines legally permitted use. The database records zone color for 261 of 336 projects (6,803 of 8,965 units); the remaining 75 projects / 2,162 units (24.1%) have no zone recorded and should be verified project-by-project.
| Zone | Projects | Units | Share of declared capacity |
|---|---|---|---|
| Pink (Pariwisata / Tourism) | 132 | 4,806 | 53.6% |
| Yellow (Permukiman / Residential) | 102 | 1,615 | 18.0% |
| Red (Perdagangan dan Jasa / Commercial) | 9 | 200 | 2.2% |
| Orange (Mixed-use / Transition) | 14 | 132 | 1.5% |
| White (Undesignated / Special) | 1 | 43 | 0.5% |
| Green (Pertanian / Agricultural) | 3 | 7 | 0.1% |
| Not declared | 75 | 2,162 | 24.1% |
Legal framework by zone — what's permitted
The zone color is a necessary, not sufficient condition for legal use: an operational license (pondok wisata, hotel izin usaha, residential lease contract) and construction permits (PBG/IMB) are still required on top. The table below summarises the current regulatory position for the two most relevant use cases — short-term tourism rental (STR) and long-term residential rental.
| Zone | Short-term / tourism rental | Long-term / residential rental | Notes |
|---|---|---|---|
| Pink | Yes — native zone for pondok wisata, hotel, apart-hotel licensing | Yes | The only zone where STR is a primary permitted use. Tourism-accommodation business model fits cleanly. |
| Yellow | No — not a permitted use; STR on Yellow is the enforcement target of the 2024–2026 razia cycle | Yes — owner residence or monthly-plus kontrak rumah | Legitimate product for second-home and long-term tenant market. Do not underwrite STR cashflow on Yellow land. |
| Red | Conditional — only for hotel / apart-hotel / condotel formats, and only where the local RDTR explicitly lists penginapan/hotel as an allowed use | Conditional on RDTR | Standalone villa STR via pondok wisata is effectively not available on Red. Common in commercial cores (Seminyak, parts of Batu Belig, Berawa commercial strips). |
| Orange | Conditional — mixed-use / transition designation; STR permitted only if the local RDTR explicitly allows tourism accommodation | Yes | Treatment varies materially between regencies (Badung, Gianyar, Tabanan). Always verify against the specific RDTR. |
| Green | No — agricultural land, tourism construction prohibited by Bali Governor's 2023 moratorium (Perda / Surat Edaran) | Very restricted | New development on Green is blocked in principle. Existing projects on Green should be reviewed for permit legitimacy. |
| White | Case-by-case — undesignated land awaiting RDTR classification; current rights limited, future rights uncertain | Case-by-case | High regulatory uncertainty. Requires individual legal review. |
Key reading for buyers. Pink-zone stock accounts for 53.6% of declared capacity, which directly reflects the tourism-accommodation orientation of most of today's pipeline — this is the zone under which short-term-rental cashflow models can be legally licensed. The ~18% of capacity on Yellow represents residential product (second-home, long-term rental) and should not be evaluated on STR economics. For Red, Orange, and White stock, the specific RDTR of the parcel is the controlling document and must be reviewed case-by-case. The 24% of capacity with no zone recorded requires explicit confirmation from the developer before committing.
Practical checklist, regardless of zone: (1) zone color in the current RDTR/RTRW; (2) PBG/IMB (construction permit) matching the as-built structure; (3) operational license matching intended use (pondok wisata, hotel izin usaha, or residential lease); (4) tax registrations (NPWP/NPWPD). Zone is the first check, not the last.
- Size Analysis
6.1 Median size by unit type (built area, m²)
| Type | Median m² | Avg m² | n |
|---|---|---|---|
| Villa | 150 | 180 | 546 |
| Apartment | 76 | 92 | 170 |
| Studio | 36 | 37 | 116 |
| Townhouse | 126 | 134 | 12 |
| Penthouse | 109 | 435 | 3 |
6.2 Median size by sub-market
| Sub-market | n | Median m² (all) | Villa m² | Apartment m² | Studio m² |
|---|---|---|---|---|---|
| Bukit / Uluwatu | 156 | 123 | 142 | 77 | 39 |
| Ubud | 116 | 120 | 131 | 58 | 33 |
| Bukit / Melasti | 82 | 85 | 150 | 80 | 34 |
| Canggu / Pererenan | 67 | 97 | 185 | 60 | 34 |
| Bukit / Nusa Dua | 53 | 99 | 107 | 99 | 38 |
| Canggu / Batu Bolong | 47 | 130 | 263 | 72 | 40 |
| Canggu / Berawa | 36 | 90 | 120 | 65 | 34 |
| Bukit / Pandawa | 35 | 143 | 175 | 70 | 35 |
| Tabanan / Nuanu City | 34 | 140 | 206 | 62 | 40 |
| Canggu / Seseh | 31 | 70 | 172 | 75 | 39 |
| Seminyak | 28 | 115 | 204 | 85 | 43 |
| Canggu / Cemagi | 26 | 70 | 189 | 70 | 33 |
| Bukit / Jimbaran | 19 | 162 | 162 | — | — |
| Lombok | 18 | 98 | 100 | 50 | 25 |
| Tabanan / Kedungu | 18 | 133 | 146 | 87 | 30 |
| Bukit / Balangan | 15 | 123 | 189 | 80 | — |
| Canggu / Batu Belig | 14 | 127 | 130 | 125 | 39 |
| Umalas | 10 | 174 | 189 | — | — |
Villa product is largest in emerging Canggu sub-markets (Batu Bolong 263 m², Seminyak 204 m², Tabanan Nuanu 206 m², Cemagi 189 m², Seseh 172 m², Pererenan 185 m²) and most compact in Bukit (Nusa Dua 107 m², Uluwatu 142 m², Melasti 150 m²). With studios now tracked separately, Apartment product is largest in Bukit / Nusa Dua (99 m²), Tabanan / Kedungu (87 m²), and Seminyak (85 m²) — reflecting a more "second-home / long-stay" product positioning at the 1–2BR end. Studio product is tightly clustered around 30–40 m² across every sub-market where it's offered, confirming it as a standardised compact-rental format rather than a locally-differentiated product.
Key Takeaways — Buyer-Investor Perspective
Where the opportunities are
Pererenan & Seseh (Canggu west) are the most actively developing sub-markets on the west coast in 2026. Pererenan carries 28 projects / 561 units in the pipeline; Seseh carries 11 / 555. On villa $/m² they sit at $2,424 (Pererenan) and $2,507 (Seseh) — materially below Batu Belig ($3,264/m²) and in the same per-metre band as Batu Bolong ($2,309/m²), which carries a much larger typical villa (263 m² median vs 172–185 m²). Net effect: the absolute median ticket is materially lower in Pererenan ($255K) and Seseh ($232K) than in Batu Bolong ($299K) or Batu Belig ($399K) — same $/m² band as Batu Bolong, smaller but efficient villa format, lower capital entry. Add the infrastructure buildout (Pererenan bypass, Seseh coastal road) and these are the clear entry points for buyers who want Canggu proximity without Canggu-core pricing. (Seseh villa sample is thin — n=6 priced villa offers — so the Seseh per-metre figure should be read with that caveat.)
Bukit / Balangan is a thinly-supplied pocket — only 7 projects / 114 units declared, Villa $/m² at $2,290 (below Uluwatu), with direct access to a premium surf beach. Limited primary supply + mid-range pricing = scarcity-driven fundamentals.
Bukit / Uluwatu is the deepest sub-market in the database (60 projects / 1,431 units / 147 priced offers). Priced-offer medians at $300K and villa $/m² at $2,487 position it as the established volume play — broad product choice across 1BR–4BR+ at near-market-median pricing.
What to buy (price sweet spots)
$150K–$300K is the mass-market sweet spot (38% of all priced offers). This is where compact villas (202 units), 1BR apartments (64), and upper-end studios (35) converge. Median 1BR pricing is $200,000; median 2BR is $288,500. Buyers in this band see the widest competitive set and the most negotiating leverage.
Studios ($130K median, 36 m² median, $3,738/m²) are the lowest-ticket product in the pipeline — 116 offers, 13.6% of supply, tightly clustered at 30–40 m² across sub-markets. The $100–150K band is studio-dominated (57 of 96 offers in that segment). This is the cleanest entry product for buyers who prioritise sub-$150K ticket size; works best in tourism-zoned (Pink) short-stay sub-markets (Uluwatu, Melasti, Cemagi, Seseh) where the compact-rental format is the operating model.
Apartments ($250K median, 76 m² median, $3,357/m²) — with studios now separated out, apartments represent the genuine 1BR/2BR product (63% 1BR, 30% 2BR). Appropriate for buyers wanting a more residential-feeling product than a studio, with long-stay as well as short-stay viability. Largest apartment formats sit in Bukit Nusa Dua (99 m²), Tabanan Kedungu (87 m²), and Seminyak (85 m²).
Villas ($346K median, 150 m² built + land, $2,393/m² built) are the product of choice at $300K+ — majority of 2BR/3BR supply (375 of 428 2–3BR offers). Compact 2BR villas at $250–350K in Pererenan/Seseh/Cemagi are the clearest value-for-size proposition in the database.
Pricing benchmarks — $/m² by segment
Villas (built area, land additional):
| Tier | Sub-markets | Villa $/m² band |
|---|---|---|
| Prime | Canggu Batu Belig; Bukit Nusa Dua; Bukit Melasti; Seminyak | $2,580–$3,270 |
| Established | Bukit Uluwatu; Canggu Pererenan; Ubud; Canggu Batu Bolong; Bukit Pandawa | $2,310–$2,530 |
| Value | Canggu Cemagi; Tabanan Kedungu; Lombok; Bukit Jimbaran; Umalas | $1,920–$2,170 |
Apartments (built area, excluding studios):
| Tier | Sub-markets | Apartment $/m² band |
|---|---|---|
| Prime | Bukit Uluwatu | ~$4,460 |
| Established | Canggu Batu Bolong; Canggu Seseh; Bukit Melasti; Canggu Berawa; Canggu Pererenan; Bukit Nusa Dua | $3,120–$3,770 |
| Value | Ubud; Canggu Cemagi | $2,480–$2,500 |
Seminyak Apartment median $10,786/m² (n=8) is a small-sample outlier driven by high-end product and is excluded from tiering.
Studios (built area, 30–40 m² compact-rental format):
| Tier | Sub-markets | Studio $/m² band |
|---|---|---|
| Prime | Canggu Berawa; Canggu Batu Bolong; Ubud; Tabanan Nuanu; Bukit Uluwatu; Canggu Seseh | $4,010–$4,800 |
| Established | Bukit Melasti; Bukit Pandawa; Bukit Nusa Dua; Seminyak | $3,470–$3,800 |
| Value | Canggu Cemagi; Canggu Pererenan; Tabanan Kedungu | $3,040–$3,210 |
Market outlook — read the pipeline
2026 is the cyclical peak of new supply: 4,261 units (154 projects) delivering in a single calendar year. This is ~2.9× the historical average annual delivery pace.
2027 drops ~42% to 2,460 units — a material contraction.
2028 drops ~81% versus 2026 to 803 units, across only 9 projects currently in the Under Construction pipeline. This reflects tightening permitting, zoning enforcement, and a legislative move toward stricter oversight of foreign-buyer residential development.
Practical reading for buyers — delivery year as a strategic lever:
2026-delivering projects offer the widest product choice of the cycle. Buyers entering now into 2026 projects get maximum selection across type, size, and sub-market — useful for end-users and for investors prioritising immediate handover and cashflow start.
2027-delivering projects are strategically interesting. They complete into a market where primary new supply drops ~42% versus 2026. If Bali's inbound tourism trajectory continues on its current growth curve (arrivals have been running above pre-pandemic baselines since 2023), a 2027-handover project lands into a materially thinner new-supply environment at the moment rental operations begin — a scarcity-side setup rather than a competition-heavy one.
2028-delivering projects take this further: only 9 projects and 803 units currently under construction for that year. For buyers with 3–5 year investment horizons and the capacity to underwrite delivery-timing risk, 2028 handover is the clearest bet on structural scarcity — new comparable primary supply on the market in that year is, on current evidence, marginal.
Why the 2027–2028 pipeline likely understates future scarcity, not overstates it. Tightening PBG/IMB issuance on Pink tourism land, stricter enforcement on Yellow/Green STR, and ongoing legislative moves toward stricter oversight of foreign-buyer residential development mean that some currently-planned 2027–2028 projects may not proceed on schedule or at all. The next 18–36 months of primary supply is largely locked in; what sits behind it is less certain, and the uncertainty skews restrictive.
Interpretation, not forecast. This is a supply-side reading of a database snapshot. It does not forecast prices, rental rates, or absorption. Demand-side assumptions (tourist arrivals, rental occupancy, capital flows) are the buyer's call and should be underwritten independently.
Tenure — read the fine print
~91% of declared unit capacity is leasehold or leasehold+freehold-option. Pure freehold (22 projects / 446 units) exists but is concentrated outside prime tourism areas.
Pure leasehold tenure averages 29 years. Projects with a freehold option typically bundle longer contracts (53 years average combined term).
What to verify on any purchase: (1) zoning colour (Pink for tourism rental, Yellow for residential) must match intended use; (2) extension clauses — whether the lease carries a guaranteed or priority extension; (3) title cleanliness — nominee structures, PT PMA, hak pakai, etc., each have different legal risk profiles.
Methodology
Data source. All figures in this report are derived from the Anteya proprietary database as of Q1 2026 (336 projects, 855 individually priced unit offerings, 8,965 declared project-level units). The database is maintained from direct developer documentation, brochures, price lists, and project launches.
Unit-record vs project-record distinction. Each project declares a unitsTotal capacity (e.g. 123 units); individual priced offerings are captured as separate unit records (typically 1–10 per project, covering product mix like 1BR, 2BR, 3BR). Supply and tenure analyses (§1, §2, §5) use project-level totals; pricing and size analyses (§3, §4, §6) use the 855 priced-offer records.
Price semantics. price refers to the leasehold price in USD as published by the developer. Where a freehold alternative exists, it is captured separately as freeholdPrice. $/m² metrics divide price by built area (sizeSqm) and intentionally exclude land plots — villa land area is a separate component of total value and varies significantly by sub-market.
Sub-market definition. Sub-markets are constructed as region / area pairs (e.g. "Bukit / Uluwatu", "Canggu / Pererenan"). Projects without an area designation are reported at region level only (e.g. "Ubud", "Seminyak"). Sample sizes are shown alongside every statistic.
Data quality caveats. (1) Not every project publishes all fields — e.g. 250 of 336 projects have no furnishing declaration. (2) completionDate is stored as an ISO string; projects without a year default to "Unknown" and are excluded from the pipeline table. (3) The leasehold-vs-freehold premium statistic is drawn from only 19 units that publish both prices and is a within-unit comparison, not a market-wide claim.
Anteya Research · Q1 2026