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Related reading: Why Bali Rent Prices Keep Rising — and What to Pay in 2027 · The Bali Rental Agreement,…
Read guide →Bali Long-Term Rental Costs 2027: Real Prices by Area | Bali Expat Housing
The cost of renting in Bali in 2027: a furnished 2-bedroom pool villa on a yearly lease runs IDR 250–450 million/year in Canggu–Pererenan, IDR 160–300 million in Sanur, IDR 110–220…
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The cost of renting in Bali in 2027: a furnished 2-bedroom
pool villa on a yearly lease runs IDR 250–450 million/year in
Canggu–Pererenan, IDR 160–300 million in Sanur, IDR 110–220 million in
Ubud, and IDR 150–300 million on the Bukit — plus IDR 3–6 million/month
in running costs (electricity, wifi, pool, garden, banjar).
Unfurnished local-market houses cost 40–60% less. Every number on this
page comes from leases Bali Expat Housing closed or
verified in the past two quarters — not from listing prices, which in
Bali are opening bids, not truth. We refresh this page quarterly; want
current options against your budget? Use the inquiry
form and get real numbers within 24 hours.
Yearly Villa Rents by Area (Furnished, Private Pool)
| Area | 1-BR | 2-BR | 3-BR |
|---|---|---|---|
| Canggu / Berawa | 170–280M | 280–450M | 400–650M |
| Pererenan / Seseh | 160–260M | 250–420M | 380–600M |
| Umalas / Kerobokan | 130–200M | 190–320M | 280–450M |
| Sanur | 100–180M | 160–300M | 250–420M |
| Ubud & surrounds | 75–140M | 110–220M | 170–320M |
| Uluwatu / Bingin / Bukit | 100–190M | 150–300M | 230–420M |
| Jimbaran | 90–170M | 140–260M | 220–380M |
All IDR per year, paid upfront. Monthly-contract rates run 30–60%
higher pro-rata. Where these areas differ in daily life — not just price
— is the subject of our resident's guide to the best areas
to live in Bali, which pairs with this page.
Unfurnished houses and compound homes are a separate market: 2-BR
local houses at IDR 45–95 million/year, 3-BR with pool at IDR 90–260
million depending on district. If you're staying multiple years, that
math usually wins even after furnishing costs — full breakdown on our yearly house rentals page.
What Changed From 2026
Across our closed leases, renewal offers came in 8–15% above
prior-year rents in Canggu, Pererenan, and Uluwatu, 5–10% in Sanur and
Umalas, and roughly flat to +5% in Ubud and Jimbaran. New-build supply
in Pererenan and the Bukit has taken some heat out of the asking-price
spiral of 2023–2025, but well-located renewals still jump hard — the
single most common inquiry we receive in 2027 is "my landlord wants 40%
more; is that real?" (Usually it's an opening bid. Sometimes it's real.
We'll tell you which.)
- 15%
- Across our closed leases, renewal offers came in 8–15% above prior-year rents…
- 10%
- Across our closed leases, renewal offers came in 8–15% above prior-year rents…
- 5%
- Across our closed leases, renewal offers came in 8–15% above prior-year rents…
The Costs Beyond Rent
Deposits
Security deposits on yearly contracts: IDR 10–30 million (villas),
IDR 5–15 million (houses). Terms belong in the lease: who holds it,
deduction rules, return deadline. We write 14 days into ours.
Electricity (PLN)
Never included in yearly rents. At 2027 non-subsidized tariffs (~IDR
1,700/kWh), realistic monthly bills:
Token (prepaid) meters are the norm; check the meter's VA capacity —
under 4,400 VA will trip with two ACs and a kettle running.
Water
PDAM (municipal) water: IDR 150–500K/month. Well water: effectively
free but verify dry-season reliability, especially on the Bukit. Tanker
top-ups where needed: IDR 300–600K per delivery. Drinking water is
separate — gallon refills at IDR 25–60K each.
Wifi
Biznet or Indihome fiber at IDR 350–650K/month for 50–150 Mbps.
Installation IDR 0–500K if a line isn't present. Most villa contracts
include the line but not the monthly bill — check.
Pool and garden service
Included in roughly 60% of yearly villa leases. Where separate: pool
IDR 500K–1.2M/month, garden IDR 400–800K/month. Skipping pool service in
the tropics is a false economy that ends in a green pond and a
resurfacing bill.
Banjar contribution
Long-term residents pay a monthly contribution to the local banjar
(community): typically IDR 50–250K/month depending on village and
property size, sometimes billed via the owner. Pay it on time and gladly
— it funds the ceremonies, security, and community fabric you moved here
for.
Staff (optional)
Part-time cleaner (2–3 visits/week): IDR 1.5–2.5M/month. Full-time
housekeeper: IDR 3–4.5M/month plus THR (one month's bonus at the
religious holiday — budget it from day one).
Three Real Monthly Budgets
From client placements, all-in housing cost (rent amortized monthly +
utilities + services):
- Solo in Ubud, 1-BR villa at 96M/year: 8M rent +
1.2M electric + 450K wifi + 600K pool + 100K banjar ≈ IDR
10.4M/month (~USD 640). - Couple in Sanur, 2-BR villa at 220M/year: 18.3M
rent + 2.2M electric + 500K wifi + services included + 150K banjar ≈
IDR 21.2M/month (~USD 1,300). - Family of four in Berawa, 3-BR villa at 480M/year:
40M rent + 3.8M electric + 550K wifi + 1.6M pool/garden + 200K banjar +
2M part-time nanny/cleaner ≈ IDR 48.2M/month (~USD
2,950).
How to Pay Less Than the Listed Price
Four levers we pull on every placement: negotiate
(5–15% off asking is normal; more in the November–February lull),
term (two years upfront buys 10–20% off),
timing (owners with villas empty in wet season deal
generously), and market selection (one street off the
"named" roads — Batu Bolong, Danau Tamblingan, Pantai Pererenan — often
cuts 20% for a two-minute difference on a scooter). Founder Saskia van
der Meer's own current Pererenan lease closed 18% under asking with a
capped-renewal clause — negotiated in Indonesian, in the wet season,
with two years offered upfront. The playbook works.
- 15%
- Four levers we pull on every placement: negotiate (5–15% off asking is…
- 20%
- Four levers we pull on every placement: negotiate (5–15% off asking is…
- 18%
- Founder Saskia van der Meer's own current Pererenan lease closed 18% under…
Frequently Asked Questions
How much does it cost to rent in Bali in 2027, bottom line?
Comfortable solo living: IDR 10–15M/month all-in housing. Couple in a
good 2-BR villa: IDR 18–28M/month. Family in a 3-BR in a school-adjacent
area: IDR 35–55M/month. Local-market houses can halve these numbers for
multi-year stayers.
Are listing prices on Facebook and portals accurate?
Treat them as opening bids inflated 10–25% over closing reality, with
the best properties never listed at all. Owner-direct and agent-network
deals close lower — it's half the reason our service exists.
Is rent cheaper if I pay monthly instead of yearly?
The opposite: monthly contracts cost 30–60% more pro-rata. Yearly
upfront payment is the discount mechanism in Bali. If cash flow is the
issue, some owners take 6-month splits at a 5–15% premium over yearly
rate.
What's the cheapest livable option for a long stay?
A compound home or local house in Kerobokan, Sanur Kauh, or outer
Ubud at IDR 25–65M/year, lightly furnished from Denpasar. Honest
trade-offs (roosters included) are covered on our house rentals page.
Do utilities really add that much?
Budget IDR 3–6M/month for a 2–3 BR villa with pool before staff. The
big variable is AC discipline — closing doors and setting 25°C instead
of 19°C is worth about IDR 1M/month in a family villa.
Will 2027 prices keep rising?
Renewals in the western coastal strip keep printing 8–15% increases,
while new supply softens asking prices for fresh leases. Translation:
loyalty is expensive; being willing to move — or to negotiate like you
might — is the leverage. We do the negotiating.
- 25%
- Treat them as opening bids inflated 10–25% over closing reality, with the…
- 60%
- The opposite: monthly contracts cost 30–60% more pro-rata.
- 15%
- If cash flow is the issue, some owners take 6-month splits at…
Get Numbers For Your Actual Situation
Tables are averages; your lease won't be. Tell us your budget, area,
and household on the inquiry form — within 24
hours you'll have real, current options and an honest read on whether
your budget matches your shortlist.
Ask about current prices → ·
WhatsApp: wa.me/6281139414563
Bali Expat Housing specialises in providing comprehensive guidance and property solutions for expats.
If you require assistance with bali expat housing, bali expat accommodation, or bali rentals for expats, please request a housing shortlist on WhatsApp or email [email protected] to connect with our advisory team.
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