All prices on this page are quoted in USD unless otherwise noted.
What is an are?
Before the prices: an are (pronounced “ah-reh”) is 100 square metres. Bali land is almost always quoted in ares. So when a seller says the land is “3 ares”, they mean 300 sqm - roughly the footprint of a typical 2-bedroom villa block with outdoor space.
Most people coming from Australia or Europe think in square metres or square feet and get confused by the are unit. To convert: multiply ares by 100 to get sqm. And if you see a price quoted per sqm, multiply by 100 to get the price per are.
Across the rest of the Balitecture site you will see prices quoted “per 100m² (30-yr lease)”. That is the same unit as “per are” - just relabelled for international buyers who think in square metres. A 200m² plot is double the per-100m² number; a 300m² plot is triple. You will hear local sellers and agents talk in ares; the underlying measurement is identical.
A 3-are plot in Canggu at $825/sqm costs $247,500 for the land. The same 3 ares in Cemagi at $465/sqm costs $139,500. That gap - over $100,000 on the land alone - is most of the reason investors are looking at Cemagi right now.
2026 land prices by area
Prices below are for quality land: tourism-zoned, legal road access, titles clear. Cheap land exists everywhere - the cheap land usually has a problem. These ranges reflect what you would expect to pay for a plot you would actually want to build on.
| Area | Price/sqm (land) | Price/100m2 (30-yr lease) | 3-are plot |
|---|---|---|---|
| Canggu (central) | $700-950 | $70K-95K | $210K-285K |
| Seminyak | $600-850 | $60K-85K | $180K-255K |
| Pererenan | $550-750 | $55K-75K | $165K-225K |
| Kerobokan | $550-800 | $55K-80K | $165K-240K |
| Uluwatu (prime cliff/ocean) | $400-600 | $40K-60K | $120K-180K |
| Cemagi | $380-550 | $38K-55K | $114K-165K |
| Seseh | $380-550 | $38K-55K | $114K-165K |
| Sanur | $350-500 | $35K-50K | $105K-150K |
| Ubud (popular zones) | $300-500 | $30K-50K | $90K-150K |
| Jimbaran | $300-450 | $30K-45K | $90K-135K |
| Kedungu | $300-450 | $30K-45K | $90K-135K |
| Uluwatu (inland) | $250-400 | $25K-40K | $75K-120K |
| Tabanan (rural) | $200-400 | $20K-40K | $60K-120K |
Ranges reflect tourism-zoned land with clear titles and legal road access. Beachfront plots in any area command 30-60% premiums above the figures above. Prices current as of mid-2026.
What makes land more or less expensive
Two plots in the same village can be priced very differently. Here are the factors that matter:
Zoning
Tourism-zoned land (pink zone) can be used for short-term rental villas. Green zone land cannot. The price difference between otherwise identical plots in different zones can be 30-50%. Always confirm zoning before making an offer.
Road access
Legal road access means access via a registered road. Footpath access through a rice field is not road access - it can be withdrawn. Plots without guaranteed road access are cheaper, and cheaper for a reason. Budget for road access confirmation in your due diligence.
Views
Rice field views with no buildings likely to go up in front of you add 20-40% to land value. Unobstructed ocean views in areas like Uluwatu add 50-100%. Some views are protected (rice field buffer zones); many are not. Check before you pay the premium.
Title type
Freehold (SHM) land commands a premium over leasehold parcels because of the ownership security it offers. In some areas, freehold land is scarce and the premium reflects that scarcity, not necessarily a better physical plot.
Proximity to infrastructure
200 metres from a popular beach road and 800 metres from the same road can mean a 25-35% price difference. Guests who book by map matter as much as guests who book by photograph.
How prices have moved over five years
The consistent pattern across Bali is that coastal and near-coastal areas see significant land appreciation before they hit a ceiling where yield compression starts to catch up. Seminyak hit that ceiling years ago. Canggu central is close. The areas that are still moving are the ones one step removed from established corridors.
| Area | 2021 price/100m2 | 2026 price/100m2 | 5-year change |
|---|---|---|---|
| Canggu (central) | $35K-50K | $70K-95K | +90-100% |
| Uluwatu (prime) | $20K-35K | $40K-60K | +70-100% |
| Pererenan | $20K-30K | $55K-75K | +150-175% |
| Cemagi | $15K-20K | $38K-55K | +150-180% |
| Seminyak | $60K-90K | $60K-85K | Flat to -5% |
| Tabanan (rural) | $3K-8K | $20K-40K | +400-500% |
Using these prices when you are buying
These ranges are market ranges - not hard floors. You will find land priced above the top of the range (usually from vendors who watched their neighbour sell and added a premium). You will also find land priced below the bottom (usually with a problem that is not visible in the initial listing).
The useful application is calibration. If someone is offering you Canggu-corridor land at $400/sqm, it is worth asking why. If someone is quoting Cemagi beachfront at $800/sqm, that number needs some scrutiny.
Negotiation room varies by area and by seller urgency. In active markets like central Canggu, the asking price is often close to what trades because there is real competition for good plots. In areas like Tabanan or outer Kedungu, 20-30% negotiation is not unusual. In any area, vendors who bought 10-15 years ago at a fraction of current prices are more flexible than those who bought recently.
One thing worth knowing: land in Bali is legally sold to foreign investors via leasehold (up to 30+30+30 years) or through a PT PMA structure (foreign-owned company that holds HGB title). The price above is for the land; the legal structure sits on top of that. Factor in legal costs and the notary process when building your total acquisition budget.
