Bali’s November 2026 listing snapshot shows a split between rental and sale pricing. Monthly rental medians declined in Canggu, Berawa, Uluwatu and Ubud, while sale medians rose in Canggu, Berawa and Uluwatu. According to Livuma listing data, these markets are not moving in a single direction. Renters and buyers should therefore compare the relevant property category rather than treat an area’s headline movement as a signal for every listing.
How to read this month’s figures
This report uses live Livuma listings captured for November 2026, with month-over-month changes measured against October 2026. The figures describe advertised inventory, not completed rental agreements or sale transactions. A median is a useful reference point, but it does not establish what any individual property should cost. Changes in the mix of available listings can also affect comparisons between months.
The typical ranges provide additional context where supplied. They should not be read as minimum and maximum prices or guarantees of availability at either endpoint. Where no typical range is supplied, the median and listing count remain the available benchmarks. Smaller listing pools deserve particular care because they offer fewer properties for comparison.
Long-term rentals: compare depth as well as price
Canggu long-term rentals offer the deepest selection in this snapshot: 230 listings with a median monthly rent of IDR 38,772,000, according to Livuma listing data. The typical range is IDR 19,000,000–IDR 65,200,000. Its median declined 5.5% from October, making current listings a more useful budgeting reference than an older area-wide expectation.
Nearby comparisons reveal similar medians but different inventory depth. Berawa has 96 listings and a median of IDR 38,340,000, while Pererenan has 52 listings at IDR 37,900,000. Pererenan’s median was unchanged. Berawa’s typical range of IDR 19,000,000–IDR 68,600,000 extends above Pererenan’s IDR 18,360,000–IDR 52,520,000, giving renters another reason to compare individual homes rather than medians alone.
Uluwatu and Seminyak both have median monthly rents of IDR 35,000,000, but their monthly movements differ. Uluwatu declined 7.9% across 71 listings; Seminyak was unchanged across 37 listings. Matching medians do not mean matching choices: Uluwatu’s typical range is IDR 19,440,000–IDR 64,800,000, compared with IDR 19,360,000–IDR 56,760,000 in Seminyak.
For renters considering Ubud, the median is IDR 27,000,000 across 47 listings, down 10.0%, according to Livuma listing data. Its typical range, IDR 11,528,000–IDR 73,008,000, shows why a lower median should not be mistaken for uniformly inexpensive inventory. A search filtered to a firm budget will be more useful than assuming every property sits near the midpoint.
| Area | Listings | Median monthly rent | Typical range (middle 80%) | Median vs previous month |
|---|---|---|---|---|
| Canggu | 230 | IDR 38,772,000 | IDR 19,000,000 – IDR 65,200,000 | -5.5% |
| Berawa | 96 | IDR 38,340,000 | IDR 19,000,000 – IDR 68,600,000 | -14.8% |
| Uluwatu | 71 | IDR 35,000,000 | IDR 19,440,000 – IDR 64,800,000 | -7.9% |
| Pererenan | 52 | IDR 37,900,000 | IDR 18,360,000 – IDR 52,520,000 | 0% |
| Ubud | 47 | IDR 27,000,000 | IDR 11,528,000 – IDR 73,008,000 | -10.0% |
| Seminyak | 37 | IDR 35,000,000 | IDR 19,360,000 – IDR 56,760,000 | 0% |
| Tabanan | 33 | IDR 32,400,000 | IDR 23,108,000 – IDR 65,800,000 | -0.3% |
| Cemagi | 25 | IDR 42,000,000 | IDR 24,400,000 – IDR 73,800,000 | +5.0% |
| Seseh | 23 | IDR 44,000,000 | IDR 21,680,000 – IDR 99,800,000 | 0% |
| Jimbaran | 16 | IDR 32,500,000 | IDR 19,750,000 – IDR 85,770,000 | -3.0% |
| Nusa Dua | 7 | IDR 30,000,000 | — | 0% |
| Sanur | 6 | IDR 22,500,000 | — | 0% |
| Legian | 4 | IDR 140,500,000 | — | 0% |
Where rental pricing looks different
Cemagi stands out for an increase rather than a decline: its median rose 5.0% to IDR 42,000,000 across 25 listings. Seseh’s median remained IDR 44,000,000 across 23 listings, with a typical range of IDR 21,680,000–IDR 99,800,000. These figures describe distinct listing pools; they do not establish that a particular home gained rental value.
Tabanan’s median was nearly unchanged, falling 0.3% to IDR 32,400,000 across 33 listings. Jimbaran declined 3.0% to IDR 32,500,000 across 16 listings. Their close medians make property-level comparisons especially important. Sanur, meanwhile, has only 6 rental listings in this snapshot, so renters browsing Sanur availability should weigh the limited selection alongside its price benchmark.
Villas for sale: sharper movements, uneven selection
According to Livuma listing data, Tabanan has the largest sale inventory in the report, with 29 listings and a median of IDR 4,650,000,000, up 1.1%. Its typical range is IDR 1,646,837,600–IDR 8,978,450,000. Ubud has 17 listings with a median of IDR 4,600,000,000, down 7.1%. Similar medians here accompany different monthly directions and different selections.
Canggu villas for sale have a median of IDR 5,680,000,000 across 25 listings, up 23.5%. Berawa’s median rose 27.0% to IDR 4,825,000,000 across 10 listings. Uluwatu also recorded an increase, rising 20.4% to IDR 4,200,000,000 across 10 listings. These are changes in advertised listing medians, not evidence of equivalent gains for existing owners.
| Area | Listings | Median sale price | Typical range (middle 80%) | Median vs previous month |
|---|---|---|---|---|
| Tabanan | 29 | IDR 4,650,000,000 | IDR 1,646,837,600 – IDR 8,978,450,000 | +1.1% |
| Canggu | 25 | IDR 5,680,000,000 | IDR 2,264,000,000 – IDR 11,000,000,000 | +23.5% |
| Ubud | 17 | IDR 4,600,000,000 | IDR 1,625,600,000 – IDR 7,880,000,000 | -7.1% |
| Uluwatu | 10 | IDR 4,200,000,000 | IDR 2,740,000,000 – IDR 8,050,000,000 | +20.4% |
| Berawa | 10 | IDR 4,825,000,000 | IDR 2,535,000,000 – IDR 7,055,000,000 | +27.0% |
| Nusa Dua | 10 | IDR 5,025,000,000 | IDR 2,840,000,000 – IDR 15,100,000,000 | 0% |
| Cemagi | 9 | IDR 6,000,000,000 | — | 0% |
| Sanur | 9 | IDR 4,255,000,000 | — | 0% |
| Jimbaran | 9 | IDR 3,900,000,000 | — | +26.8% |
| Pererenan | 7 | IDR 12,600,000,000 | — | +109.3% |
| Seseh | 6 | IDR 10,600,000,000 | — | 0% |
| Seminyak | 5 | IDR 5,100,000,000 | — | -2.9% |
Pererenan’s sale median rose 109.3% to IDR 12,600,000,000, but the available pool contains 7 listings. That combination calls for close inspection of the properties behind the headline. Jimbaran’s median increased 26.8% to IDR 3,900,000,000 across 9 listings, while Seminyak declined 2.9% to IDR 5,100,000,000 across 5 listings. Neither movement alone establishes a market-wide valuation trend.
Putting the snapshot to work
Renters can use current listings to build a budget-based shortlist, then compare what each property actually includes. Hosts should benchmark against relevant available homes rather than automatically matching an area median. Buyers browsing Bali properties for sale should treat monthly changes as prompts for investigation, not promised returns. Across all categories, Livuma’s November data is a starting point for comparing live choices—not a substitute for reviewing the specific property and agreement.
