September’s live marketplace data shows a Bali long-term rental market with sharply different local pricing, listing depth and month-over-month movement. For people planning a move, the practical lesson is to compare neighbourhoods on more than their headline median: the available listing pool and typical price range show how much choice exists at different budgets. For owners and investors, the data points to distinct area-level markets rather than a single Bali-wide pricing story.
All figures in this report are according to Livuma listing data captured from live listings during September 2026, with month-over-month comparisons against August 2026. Browse current homes on Livuma Homes, where availability and asking prices can change as listings are added, updated or removed.
Long-term rental market: depth in Canggu, varied movement elsewhere
Canggu has the largest long-term rental selection in the data, with 191 listings and a median monthly asking price of IDR 43,200,000. Its typical range, from IDR 23,540,000 to IDR 72,000,000, gives renters a broad set of price points within the same market. The median rose 0.5% month over month, suggesting a largely stable headline level in September.
Nearby Berawa has 65 listings and a higher median of IDR 45,000,000, following a 4.7% monthly increase. Pererenan, with 53 listings, recorded a median of IDR 38,000,000 and a typical range of IDR 18,000,000 to IDR 60,204,800; its median declined 11.6%. These figures underline why renters comparing adjacent west-coast areas should search across boundaries rather than assuming similar locations carry similar current asking levels. Those seeking a Canggu base can review long-term rentals in Canggu.
Several locations saw lower median rental asks than in August. Ubud’s 40 listings had a median of IDR 36,720,000, down 15.8%, while Uluwatu’s 58 listings recorded IDR 35,320,000, down 7.1%. Seminyak’s median was IDR 35,000,000, down 18.2%, and Tabanan’s was IDR 33,500,000, down 9.5%. A falling median does not by itself describe every home in an area: each of these markets has its own stated typical range and live availability. Renters considering central Bali can compare long-term rentals in Ubud, while those focused on the Bukit can explore long-term rentals in Uluwatu.
At the lower end of the reported medians, Sanur stood at IDR 22,500,000, with a 19.9% decline month over month. Nusa Dua recorded a median of IDR 28,000,000 and no monthly movement. These are useful starting points for renters prioritising a lower median asking price, but the smaller visible listing pools mean that individual availability can matter greatly. View long-term rentals in Sanur alongside current listing details before deciding.
Some markets have a wide spread between typical low and high asking prices. Seseh ranged from IDR 22,000,000 to IDR 100,000,000, while Cemagi ranged from IDR 22,000,000 to IDR 85,000,000. Jimbaran ranged from IDR 12,000,000 to IDR 83,232,000 and its median increased 13.3%. For renters, wide ranges make property-level filtering essential: budget, furnishing, lease terms and location within an area can materially affect what appears in search results. Kost seekers can also review dedicated options in Canggu, Seminyak, Ubud and Uluwatu.
| Area | Listings | Median monthly rent | Typical range (middle 80%) | Median vs previous month |
|---|---|---|---|---|
| Canggu | 191 | IDR 43,200,000 | IDR 23,540,000 – IDR 72,000,000 | +0.5% |
| Berawa | 65 | IDR 45,000,000 | IDR 18,400,000 – IDR 67,300,000 | +4.7% |
| Uluwatu | 58 | IDR 35,320,000 | IDR 12,000,000 – IDR 75,180,000 | -7.1% |
| Pererenan | 53 | IDR 38,000,000 | IDR 18,000,000 – IDR 60,204,800 | -11.6% |
| Ubud | 40 | IDR 36,720,000 | IDR 13,736,000 – IDR 91,800,000 | -15.8% |
| Seminyak | 36 | IDR 35,000,000 | IDR 21,800,000 – IDR 57,200,000 | -18.2% |
| Tabanan | 24 | IDR 33,500,000 | IDR 18,100,000 – IDR 70,900,000 | -9.5% |
| Seseh | 21 | IDR 44,000,000 | IDR 22,000,000 – IDR 100,000,000 | new |
| Jimbaran | 19 | IDR 34,000,000 | IDR 12,000,000 – IDR 83,232,000 | +13.3% |
| Cemagi | 17 | IDR 35,000,000 | IDR 22,000,000 – IDR 85,000,000 | new |
| Nusa Dua | 7 | IDR 28,000,000 | — | 0% |
| Sanur | 6 | IDR 22,500,000 | — | -19.9% |
| Legian | 4 | IDR 140,500,000 | — | +228.3% |
Villa sales: local medians and a broad pricing spectrum
According to Livuma listing data, Canggu has the largest for-sale selection, with 52 listings and a median asking price of IDR 4,550,000,000. Its typical range runs from IDR 2,066,740,000 to IDR 10,912,453,200, while the median declined 4.6% from August. Ubud followed with 29 listings and a median of IDR 4,600,000,000, down 3.2%. These markets combine comparatively deep visible choice with substantial variation in listed prices.
Tabanan recorded 32 listings, a median of IDR 4,453,750,000 and a 0.6% increase. Uluwatu had 24 listings, a median of IDR 4,079,000,000 and no month-over-month movement. For buyers, the contrast is useful: the medians are below some other tracked areas, yet the reported ranges still extend well above their respective medians. Start a location-led comparison through properties for sale in Canggu, Ubud and Uluwatu.
Pererenan’s median asking price was IDR 5,737,677,000, increasing 19.8%, with a typical range of IDR 3,893,988,000 to IDR 12,728,080,000. Berawa’s median was IDR 4,825,000,000, up 0.7%, and Cemagi’s was IDR 4,900,000,000. Nusa Dua recorded a median of IDR 5,025,000,000, up 27.2%, while Seminyak recorded IDR 5,250,000,000, up 5.0%. These results reinforce the need to assess comparable live listings within a chosen area, not merely across Bali.
Other notable sales readings include Seseh at IDR 10,600,000,000, Jimbaran at IDR 3,900,000,000 following a 9.3% decrease, and Sanur at IDR 3,922,500,000 following a 21.6% decrease. Buyers researching the latter market can browse properties for sale in Sanur. The listed median is a market reference point, while each property’s asking price should be reviewed with its specific details and terms.
| Area | Listings | Median sale price | Typical range (middle 80%) | Median vs previous month |
|---|---|---|---|---|
| Canggu | 52 | IDR 4,550,000,000 | IDR 2,066,740,000 – IDR 10,912,453,200 | -4.6% |
| Tabanan | 32 | IDR 4,453,750,000 | IDR 1,661,277,300 – IDR 8,860,000,000 | +0.6% |
| Ubud | 29 | IDR 4,600,000,000 | IDR 1,849,000,000 – IDR 10,659,216,600 | -3.2% |
| Uluwatu | 24 | IDR 4,079,000,000 | IDR 1,993,300,000 – IDR 10,121,537,600 | 0% |
| Berawa | 20 | IDR 4,825,000,000 | IDR 1,925,000,000 – IDR 8,869,974,300 | +0.7% |
| Pererenan | 16 | IDR 5,737,677,000 | IDR 3,893,988,000 – IDR 12,728,080,000 | +19.8% |
| Jimbaran | 11 | IDR 3,900,000,000 | IDR 2,211,000,000 – IDR 12,500,000,000 | -9.3% |
| Nusa Dua | 10 | IDR 5,025,000,000 | IDR 2,840,000,000 – IDR 15,100,000,000 | +27.2% |
| Seminyak | 10 | IDR 5,250,000,000 | IDR 4,484,502,496 – IDR 11,080,924,883 | +5.0% |
| Cemagi | 10 | IDR 4,900,000,000 | IDR 2,590,000,000 – IDR 8,920,000,000 | new |
| Sanur | 10 | IDR 3,922,500,000 | IDR 1,980,000,000 – IDR 6,640,000,000 | -21.6% |
| Seseh | 8 | IDR 10,600,000,000 | — | new |
| Legian | 4 | IDR 6,553,949,922 | — | +36.8% |
What to do with September’s data
Renters should use the typical ranges as a practical search framework, then shortlist live homes that match their lease requirements. A lower area median can be helpful, but a deeper listing pool may offer more workable choices at a given budget. Buyers should compare current properties by area and price band using Livuma’s properties for sale, rather than treating a monthly median as a valuation of any individual villa.
For hosts, the data offers a local benchmark for positioning a new rental listing. Review comparable active homes and present pricing, property details and terms clearly when you create a listing. Existing hosts can review their account workflow in the host summary. September’s varied movements across areas show that regular, local comparison is more useful than relying on a single Bali-wide expectation.
