§ MARKET · BALI
Bali agents need enquiry capture that sorts lifestyle curiosity from serious property intent before the first viewing.
Canggu, Uluwatu, and Ubud enquiries with fast response and clean follow-up.
Useful for agencies receiving international demand outside local working hours.
THE BALI MARKET · AS OF 13 OCTOBER 2026
| Figure | What it says | Source |
|---|---|---|
| 1.98% fewer | Foreign visitors to Bali from January to July 2026 against the same months of 2025 (3,900,965 arrivals), according to BPS Bali. | [1] |
| 1.02% | Year-on-year rise in Bali home prices in Q2 2026 in Bank Indonesia's survey. The survey tracks mass-market new housing, not tourist villas. | [1] |
| 19% to 28% lower | Fall in revenue per rental listing in Canggu, Pererenan and Ubud over the 12 months to July 2026, as the number of listings grew by 43% to 46% in Pererenan and Ubud (AirROI data). | [1] |
| About 23% | Share of hospitality-managed supply held as freehold through a foreign-owned company, up from about 12% (Horwath HTL and C9 Hotelworks). | [1] |
| 31.49% | Share of Bali covered by approved detailed spatial plans in February 2026, according to the provincial planning portal. | [1] |
| 9.3% | Share of Badung sale listings that sit on agricultural or protected land, in a March 2026 analysis of 16,316 listings. | [1] |
Foreign arrivals are slightly below last year, home prices are almost flat and new rental listings have arrived faster than new guests. Rental revenue per listing has fallen in the busiest villa areas. Sources that market Bali villas quote far higher returns, so treat any yield figure that arrives without its working with care. For an agent, the investors still asking about Bali are asking sharper questions about licences, structure and how a villa is actually run.
Indonesian law reserves freehold (Hak Milik) for Indonesian citizens, so most property that foreigners hold in Bali trades as leasehold. The other lawful routes are Hak Pakai, a right of use that generally needs a residence permit and covers one home, and a foreign-owned company (PT PMA) holding the land title. Sources differ on the terms and capital requirements for both, so we leave the numbers out. A provincial regulation effective 24 February 2026 is reported to ban nominee ownership outright, which is the arrangement investors were most often warned off in the past.
A villa without a valid licence cannot take bookings on rental platforms. Stock with clean zoning and building approval sells and rents at a premium, while stock on agricultural or protected land is a risk. Only about a third of Bali is covered by approved detailed plans. Serious investors ask for the zoning, the building approval and the operating licence before they ask about the view, and a lead who has already asked is further along.
Neither BPS nor Bank Indonesia publishes the nationality of property investors in Bali, so we do not quote shares. What we see is lifestyle-led interest from Canggu, Uluwatu and Ubud, often outside local working hours, that has to be sorted into people who are only curious and people who are ready to talk to counsel.
We prepare leads for Canggu, Uluwatu and Ubud stock, profile and speak with each one before it reaches you, and hand over the conversation so you can pick it up. If you want ads and a funnel built and run for you, we scope that on a 15-minute call.
QUESTIONS AGENTS ASK ABOUT BALI
Not freehold in their own name. Most foreign-held property in Bali is leasehold, with Hak Pakai (a right of use, generally tied to a residence permit) or a foreign-owned company holding the title as the other lawful routes. Terms differ by source, so investors should confirm them with a licensed Indonesian notary.
It depends on the villa. Home prices are roughly flat and rental revenue per listing has fallen in Canggu, Pererenan and Ubud as supply grew. Villas with clean zoning, building approval and an operating licence are in a stronger position than those without.
Whether the land and building are properly zoned and approved, whether the villa has a licence to take bookings, how the title is held, and how long the lease runs and what happens at the end of it.
Yes. We match leads to the areas and stock you sell.
Yes. Each lead is released to one agent in your market only.
Figures are from the sources above as at 13 October 2026. Where sources disagree we say so. Nothing here is investment or legal advice.
HOW A LEAD REACHES YOU
We research the investor before the first contact.
We hold a two-way conversation on the channel they use.
We record intent, budget and timeline as they share them.
We pass the lead to you with the full conversation.
Conversations are AI-assisted and reviewed by our team, who decide when a lead is ready to release.
Who they are and how they invest.
Property type and the areas they favour.
The range they have discussed with us.
When they plan to move.
Yield, location, lifestyle or privacy.
Everything they have said to us so far.
Detail varies by lead, depending on what each investor has shared.
META AD LEADS AND OUR LEADS
| Meta ad leads | Marathon 360° leads | |
|---|---|---|
| Starting point | A tap on an ad form | A profiled investor |
| Prior conversation | None | Already under way |
| Known before contact | Form answers only | Profile, budget and timeline |
| Intent | Not yet confirmed | Assessed before release |
| Your first message | An introduction | A continuation |
NEXT STEP
Start a free trial, or book 15 minutes and we will walk you through it.