Livuma’s first Bali market report provides a live-listings snapshot for August 2026, covering long-term rentals and villas for sale across the areas represented on the marketplace. This is a baseline edition, so it is designed to show the current spread of available inventory and asking-price benchmarks rather than changes over time. All figures in this report are according to Livuma listing data captured from live marketplace listings.
Long-term rental inventory and pricing
The rental market shows a substantial concentration of listings in several established west and south Bali locations. Legian has 241 live long-term rental listings, followed by Seminyak with 239, Canggu and Pererenan with 236 each, and Berawa with 235. Denpasar also has 222 listings, while Kuta has 215. For renters, this grouping matters: more active listings can create more opportunities to compare property types, furnishing standards, locations, and contract terms within the same broad search area.
Median asking rents across these high-inventory areas sit in a relatively tight band. Canggu, Pererenan, and Berawa each have a median of IDR 43,000,000. Legian and Seminyak each stand at IDR 42,800,000, Denpasar at IDR 41,250,000, and Kuta at IDR 40,000,000. People prioritising access to these areas can begin their search through long-term rentals in Canggu or browse the broader selection of Bali homes on Livuma.
Ubud records the highest rental median in this edition, at IDR 43,600,000, from 34 live listings. Its typical range is also the widest at the upper end among tracked rental areas, extending from IDR 16,440,000 to IDR 91,800,000. That breadth is a reminder that a median is a useful starting point, not a substitute for reviewing individual homes. Renters with flexible budgets or highly specific requirements may find meaningfully different options within one area’s stated range; explore long-term rentals in Ubud to compare current listings directly.
At the lower end of the median rental benchmarks, Nusa Dua is at IDR 28,000,000 across 36 listings, while Sanur is at IDR 28,080,000 across 43. Jimbaran has a median of IDR 30,000,000 from 66 listings. Uluwatu sits at IDR 38,000,000 from 49 listings, and Tabanan is IDR 37,000,000 from 59. These figures do not establish value on their own, but they provide practical reference points for renters deciding where to focus their viewing time. Those considering the Bukit can review Uluwatu long-term rentals, while a Sanur-focused search is available through long-term rentals in Sanur.
| Area | Listings | Median monthly rent | Typical range (middle 80%) |
|---|---|---|---|
| Legian | 241 | IDR 42,800,000 | IDR 20,000,000 – IDR 75,000,000 |
| Seminyak | 239 | IDR 42,800,000 | IDR 19,800,000 – IDR 75,000,000 |
| Canggu | 236 | IDR 43,000,000 | IDR 20,000,000 – IDR 74,220,000 |
| Pererenan | 236 | IDR 43,000,000 | IDR 20,000,000 – IDR 74,220,000 |
| Berawa | 235 | IDR 43,000,000 | IDR 20,000,000 – IDR 74,376,000 |
| Denpasar | 222 | IDR 41,250,000 | IDR 18,000,000 – IDR 71,950,000 |
| Kuta | 215 | IDR 40,000,000 | IDR 18,000,000 – IDR 72,000,000 |
| Jimbaran | 66 | IDR 30,000,000 | IDR 12,000,000 – IDR 63,500,000 |
| Tabanan | 59 | IDR 37,000,000 | IDR 22,000,000 – IDR 73,752,000 |
| Uluwatu | 49 | IDR 38,000,000 | IDR 12,000,000 – IDR 73,752,000 |
| Sanur | 43 | IDR 28,080,000 | IDR 15,100,000 – IDR 59,000,000 |
| Nusa Dua | 36 | IDR 28,000,000 | IDR 11,250,000 – IDR 51,800,000 |
| Ubud | 34 | IDR 43,600,000 | IDR 16,440,000 – IDR 91,800,000 |
What renters should compare beyond the median
According to Livuma listing data, typical rental ranges vary considerably even where medians are close. In Berawa, the range runs from IDR 20,000,000 to IDR 74,376,000; in Canggu and Pererenan, it runs from IDR 20,000,000 to IDR 74,220,000. By contrast, Sanur’s range is IDR 15,100,000 to IDR 59,000,000. A renter comparing areas should use these ranges to set an initial shortlist, then assess the specific features and location of each live listing before making a decision.
For room seekers, dedicated searches can make the process more focused. Livuma offers area pages for kost in Canggu, kost in Seminyak, kost in Ubud, and kost in Uluwatu. For every long-term arrangement, the marketplace’s KYC-verified users, licensed payment processing, and notary-approved rental contracts are intended to support a more structured rental process.
Villa-for-sale supply across Bali
The sale market has its deepest live supply in Legian, with 113 villa listings. Canggu follows closely with 112, while Pererenan and Berawa each have 111. Seminyak has 109 listings and Denpasar has 104, creating a sizable set of current options across these connected and frequently compared markets. Buyers can start with the full Bali properties for sale collection, then narrow their search by preferred area.
Median sale prices in the largest-supply group are closely clustered. Legian, Pererenan, and Berawa each show a median of IDR 4,789,424,943. Canggu is IDR 4,769,712,472, Seminyak is IDR 5,000,000,000, and Denpasar is IDR 4,625,000,000. Although these reference points are similar, their typical ranges differ. Seminyak spans IDR 2,340,050,000 to IDR 10,259,625,600, while Denpasar spans IDR 2,313,655,000 to IDR 9,520,000,000. Buyers should therefore treat an area median as a benchmark for discovery, then compare live properties on their individual merits.
Kuta and Sanur each have a sale median of IDR 5,000,000,000, with 97 and 31 listings respectively. Kuta’s typical range reaches IDR 11,000,000,000, while Sanur’s reaches IDR 10,800,000,000. Ubud has 30 listings and a median of IDR 4,750,000,000, with a typical range beginning at IDR 1,047,600,000. Buyers can view dedicated inventories for Canggu, Ubud, Uluwatu, and Sanur.
| Area | Listings | Median sale price | Typical range (middle 80%) |
|---|---|---|---|
| Legian | 113 | IDR 4,789,424,943 | IDR 2,519,250,000 – IDR 10,898,599,896 |
| Canggu | 112 | IDR 4,769,712,472 | IDR 2,358,700,000 – IDR 10,092,078,800 |
| Pererenan | 111 | IDR 4,789,424,943 | IDR 2,343,000,000 – IDR 10,124,532,000 |
| Berawa | 111 | IDR 4,789,424,943 | IDR 2,500,000,000 – IDR 10,124,532,000 |
| Seminyak | 109 | IDR 5,000,000,000 | IDR 2,340,050,000 – IDR 10,259,625,600 |
| Denpasar | 104 | IDR 4,625,000,000 | IDR 2,313,655,000 – IDR 9,520,000,000 |
| Kuta | 97 | IDR 5,000,000,000 | IDR 2,431,300,000 – IDR 11,000,000,000 |
| Jimbaran | 67 | IDR 4,300,000,000 | IDR 2,206,600,000 – IDR 10,966,257,122 |
| Tabanan | 58 | IDR 4,428,750,000 | IDR 1,955,000,000 – IDR 9,017,675,000 |
| Nusa Dua | 38 | IDR 3,950,000,000 | IDR 2,200,000,000 – IDR 6,315,247,680 |
| Uluwatu | 36 | IDR 4,079,000,000 | IDR 2,287,000,000 – IDR 7,400,000,000 |
| Sanur | 31 | IDR 5,000,000,000 | IDR 2,500,000,000 – IDR 10,800,000,000 |
| Ubud | 30 | IDR 4,750,000,000 | IDR 1,047,600,000 – IDR 10,880,340,000 |
How hosts and buyers can use this baseline
For owners and hosts, the most useful comparison is not simply the highest median in an area. Listing supply and the full typical range show the competitive context a new property enters. A rental priced near an area’s median may sit among many alternatives, while a property positioned toward either end of its range needs a clear listing presentation that helps prospective tenants understand its proposition. Hosts can review their activity in the host summary or publish a property through Create Listing.
For buyers, the August 2026 snapshot identifies where live choice is most abundant and where price bands are broadest. Nusa Dua has the lowest sale median at IDR 3,950,000,000 across 38 listings; Uluwatu is IDR 4,079,000,000 across 36; Jimbaran is IDR 4,300,000,000 across 67; and Tabanan is IDR 4,428,750,000 across 58. According to Livuma listing data, these are marketplace asking-price benchmarks, not a prediction or a measure of completed transactions. The next editions will build on this initial reference point using the same live-marketplace approach.
