Bali’s Property Market in 2026: Tourism, Supply and What the Numbers Say
The hard numbers about Bali in 2026 are almost all about visitors. Bali received 6,948,754 direct foreign arrivals in 2025, up 9.72% on 2024, and Ngurah Rai airport handled 22.1 million passengers from January to November 2025, 63% of them international. Australians were by far the largest group.
The numbers property marketing leans on hardest are the soft ones: villa prices, occupancy and rental yields. No index tracks them for Bali villas, and listing prices are asking prices, not market data. Meanwhile, the supply side is being reshaped by policy rather than by price: restrictions on building on farmland, a ban on nominee ownership, and a national drive to remove unlicensed rentals from booking platforms.
Here is the picture as of October 2026.
Tourism: the demand side
The 2025 arrivals figure was announced on 2 February 2026. Working back from its growth rate, 2024 arrivals were about 6.33 million, so Bali gained roughly 615,000 foreign visitors in a year.
December 2025 alone brought 572,668 foreign arrivals, and Indonesians made 26,615,306 domestic trips to Bali over the full year. The ten largest foreign markets in 2025 were:
| Country | Arrivals in 2025 |
|---|---|
| Australia | 1.63 million (23.44% of the total) |
| India | about 569,260 |
| China | about 537,380 |
| South Korea | 346,680 |
| United Kingdom | 317,520 |
| France | 279,120 |
| United States | 274,610 |
| Malaysia | about 251,160 |
| Singapore | 211,330 |
| Japan | 208,620 |
For a buyer, the spread matters as much as the total. Australia supplies nearly a quarter of foreign visitors, and the next nine markets come from Asia, Europe and North America. What these figures do not tell you is how many of those visitors stay in private villas rather than hotels, or what they pay.
Australia, the United Kingdom and the United States together accounted for about 2.2 million arrivals in 2025, close to a third of the total. That is useful context for anyone thinking about who rents villas in Bali, but it is a count of visitors, not of villa guests.
The airport
From January to November 2025, Ngurah Rai handled 22,118,214 passengers, up 1% on a year earlier: about 13.47 million international and 8.14 million domestic. For January to September, the airport handled about 18.23 million passengers, also up 1%, with international traffic up 9% to 11.53 million. Total traffic grew slowly, and international traffic grew faster than the total.
The airport sits at Tuban, just north of Jimbaran. A north Bali airport has been discussed for years, but as of October 2025 no official site had been designated and the project was still at the study and legal stage. No construction has started on a new airport.
Indonesia-wide context and 2026 so far
Indonesia as a whole received 13.90 million foreign arrivals in 2024, 15.39 million in 2025 and 10.58 million from January to August 2026. Bali’s own direct arrivals in 2025 came to about 45% of that national total, which is why the island’s figures move the country’s.
For Bali itself, the full year 2025 is the latest complete figure, so treat any 2026 Bali growth rate you are quoted with care.
Supply: what policy is doing to new villas
The biggest changes to Bali’s supply in 2025 and 2026 came from regulation.
- A central-government moratorium closed new applications for hotels and villas in Denpasar, Badung, Gianyar, Tabanan and Nusa Penida for two years from October 2024. In January 2025 the governor said stricter control was needed rather than a moratorium.
- In September 2025, after deadly floods, the governor announced a halt on new commercial development on productive land and in water-catchment areas.
- Perda 4/2026, signed on 24 February 2026, controls conversion of productive farmland and bans nominee land ownership, with sanctions reaching intermediaries.
On the rental side, the tourism ministry identified more than 1,600 unlicensed accommodation listings on online travel agents nationally in June 2026. Of about 1,367 listings on the final delisting list, 259 were removed by 1 August 2026, 397 obtained permits, 195 were no longer found and 515 were still in process. An API verification link with nine platforms is targeted for 1 June 2027.
The government has said it is not banning Airbnb, and the Deputy Tourism Minister described the aim as getting owners licensed rather than simply delisted, through a villa-regularisation programme run with the Bali provincial government since 2025. For the market, that points to a rental stock that is gradually being brought into the licensing system rather than one that is being shut down.
Taken together, the direction is clear: building on farmland is harder, nominee structures carry new sanctions, and unlicensed rentals are being pushed either into licensing or off the platforms. Our articles on zoning and on rental rules go through each.
Prices, occupancy and yields: what is missing
Bali villas have no official price index and no official occupancy or yield series. The figures in circulation come from developers and agencies, and they are not market data. Hotel occupancy rates describe hotels, not private villas.
Two numbers do exist, and they are often misread. The minimum prices for foreign buyers of titled property in Bali, IDR 5 billion for a landed house and IDR 2 billion for an apartment, are legal floors set by ministerial decree, not market prices. And the Golden Visa figures, 1,274 visas issued nationally and about IDR 52.1 trillion invested by 18 May 2026, mostly from corporate investors, measure investment-visa uptake across Indonesia, not property demand in Bali.
Prices themselves are usually shown to foreign buyers in US dollars, although Bank Indonesia requires prices in Indonesia to be quoted in rupiah. A dollar price comparison over time also carries the exchange rate inside it, which is one more reason to be careful with any “price growth” figure you are shown.
So when a brochure gives you a Bali yield, ask where it comes from. If the answer is the developer’s own projection, treat it as that.
Infrastructure: what is built and what is only on paper
Bali has one operating toll road: the Bali Mandara toll road, 12.7 km, mostly over the sea, which has linked the airport, Nusa Dua and Benoa since 23 September 2013.
The rest is plans. The Gilimanuk to Mengwi toll road through west Bali has not been built. In 2026 the government was restructuring it as a public-private partnership with a shorter toll section, targeting an investor tender at the end of 2026 and operation in 2031, after the earlier investor failed to meet financial requirements. An urban rail scheme had a groundbreaking in September 2024, but its plan stalled over investor concerns and feasibility, and as of January 2026 the regional company assigned to it was still looking for an investor. No urban rail is under construction in Bali.
One recent project did open: the Sanur Special Economic Zone, for health and tourism, and Bali International Hospital were inaugurated on 25 June 2025. Our area guide covers what that means for Sanur.
How to read the numbers you are shown
- Ask who produced any figure you are shown. Visitor and airport counts are official; price, occupancy and yield figures are usually the seller’s own.
- Expect any policy claim to name the regulation behind it.
- Do not mistake the IDR 5 billion and IDR 2 billion floors for market prices.
- Discount transport projects that are not under construction.
- Weigh the policy direction. Supply rules have tightened in 2025 and 2026, and licensing enforcement has a 2027 milestone.
- Count the visitor levy for what it is, a small cost for guests: foreign tourists have paid IDR 150,000 per visit since 14 February 2024, with no increase adopted as of October 2026.
The legal side of a purchase is in what foreigners can own in Bali, and the common traps in the risks buyers meet in Bali. You can browse our Bali listings, and our Indonesia page explains how we work.
