Short answer
A one-bedroom villa in Canggu runs IDR 20 million (about AUD 1,600) to IDR 30 million a month, Ubud about 10 to 15 percent cheaper and Uluwatu about 10 to 15 percent dearer; a kos (rented room) costs IDR 4 to 5 million for a foreigner. See the place before paying.[1]
- One-bedroom villa, Canggu
- IDR 20–30 million a month
- Kos room for a foreigner, Canggu, from
- IDR 4–5 million a month
- Yearly against monthly
- About 1 to 1.5 months off
- Deposit, monthly let
- One month's rent
In detail
Where to start depends on your plans:
- Arriving in the next month: settle your visa through moving to Bali, then read how rental scams work and the minimum contract, and view any villa in person first.
- Staying a year: compare a yearly lease against monthly payments, then budget the upfront payment.
- Already renting: an extension is the owner's call, so run the pre-signing checklist again and read the rule changes since 2025.
How much is a long-term rental in each area?
In Canggu a one-bedroom villa runs about IDR 20 to 30 million a month and a loft IDR 15 to 25 million. Ubud runs about 10 to 15 percent cheaper, about IDR 17.5 to 26 million for a villa, and Uluwatu about 10 to 15 percent dearer, about IDR 22.5 to 34 million, our estimate from the Canggu figures. Much cheaper deals exist if you wait for them, stay in a kos or homestay with shared amenities, or rent by the year.[1]
Houses on Indonesian platforms ask less: a two-bedroom from about IDR 10 million in South Denpasar and IDR 11 million in Lovina, on the north coast.[8, 15]
The tables show listed asking prices, first by the month, then by the year, and listed medians run higher than those rents. The medians run from about IDR 24.4 million for Ubud's one-bedroom villas to IDR 37.7 million for Uluwatu's. Some cells rest on one or two listings, so read them as a starting point.[2, 3, 8, 15]
| Area | 1-bed | 2-bed | 3-bed |
|---|---|---|---|
| Canggu | 17–49 | 25–63 | 40–125 |
| Seminyak | 19–43 | 21–50 | 38–81 |
| Ubud | 19–40 | 19–60 | 39–135 |
| Uluwatu and Bingin | 22–56 | 35–113 | 55–150 |
| Sanur | 25–30 | 44–87 | 60 |
| South Denpasar (houses) | – | 10–12 | 13–20 |
| Lovina | – | 11 | – |
| Area | 1-bed | 2-bed | 3-bed |
|---|---|---|---|
| Canggu | 150–370 | 223–520 | 380–1,038 |
| Seminyak | 134–459 | 250–375 | 295–889 |
| Ubud | 150–275 | 190–600 | 195–895 |
| Uluwatu and Bingin | 300–1,000 | 150–840 | 450–1,333 |
| Sanur | 245–324 | 370–600 | 350–618 |
| South Denpasar (houses) | – | 45–185 | 80–300 |
| Lovina | – | 80 | – |
One-bedrooms in Canggu are apartments, and Seminyak and Sanur mix apartments and villas; Ubud and Uluwatu list villas. The houses in South Denpasar and Lovina are mostly let by the year. Each yearly column is its own set of listings, so a two-bedroom can start below a one-bedroom.[2, 3]
A kos, a rented room in a shared building, is the cheapest way in. For a foreigner a kos or guesthouse room typically runs from IDR 4 to 5 million a month in Canggu, lower in Ubud and higher in Uluwatu, about 10 to 15 percent each way by our estimate. Cheaper deals usually sit 15 to 20 minutes' drive from the centres.[1]
Listed kos rooms in October 2026 ran IDR 0.5 to 6 million a month in and around Canggu, the cheapest a shared room, and IDR 1.8 to 5.5 million on six Ubud listings.[13, 16]
Furnished and unfurnished places are both common. Many villas include fast internet, and cleaning, pool care and gardening are included or billed separately, villa by villa.[3, 4]
So read what the rent covers. A Canggu two-bedroom at IDR 37.5 million (about AUD 3,000) a month includes the banjar fee (the banjar is the village community association), security, bins and internet. Cleaning comes twice a week, pool and garden care once a week, and electricity is extra.[9]
The cost of living page prices electricity. Tenants usually pay small repairs too, up to about IDR 1.8 million (about AUD 144).[10]
Is a yearly lease cheaper than paying monthly?
Yes, by about one to one and a half months of rent: the norm is to pay 11 months for 12. A larger discount is negotiable directly with the owner. Agency listings vary far more, as the next two villas show.[4]
A three-bedroom in Berawa, in Canggu, asks IDR 87.5 million (about AUD 7,010) a month or IDR 680 million (about AUD 54,500) a year. Twelve monthly payments come to IDR 1.05 billion, so the year saves IDR 370 million, far more than the norm.[2, 3]
One villa went the other way. A four-bedroom in Sanur asks IDR 70 million a month or IDR 950 million a year, so the year costs 13 percent more. Do the sum on every villa.[2, 3]
Our rule
Ask for both prices in writing, ask the owner for more than the usual one to one and a half months off, and take the year only if you will stay about 11 months or more.
At the usual discount, a year paid upfront costs what 10.5 to 11 months of monthly rent would.[4]
What is the minimum contract?
The minimum contract is set per listing, from 1 to 24 months, and an extension is the owner's call. Villa agencies list terms from one month, while houses on Indonesian platforms mostly ask for 12 or 24 months. Raise an extension with the owner one to two months before the end, and expect the rent to move with the market.[2, 6, 8]
Fix the rent for the whole term in writing: on a monthly let, rent can jump to several times its old level with little warning when demand returns, as it did when Bali reopened in 2022.[26]
How much do you pay upfront, and in which currency?
A yearly lease is usually paid in full on signing, as one lump sum, plus a deposit the owner sets. A monthly let takes a deposit of about one month's rent.[3, 5, 6]
| Pay on signing | Deposit | |
|---|---|---|
| Monthly let | One month at a time | About one month's rent, returned minus deductions |
| Yearly lease | The full year, usually in one sum | Set by the owner, returned at the end minus fair deductions |
Some owners split the year, often half upfront and half later. That is agreed case by case. On the lowest listed Canggu one-bedroom, a yearly lease means IDR 150 million (about AUD 12,000) on signing, with the deposit on top.[2, 3, 6]
Most listings are priced in rupiah, and you pay in rupiah. Why rupiah is the only currency you can pay in is on the living in Bali page.[4, 9]
Expect the deposit back at the end of the lease, minus fair deductions, within a timeframe you agree. Leave early, and you often lose part of the deposit or of the prepaid rent. And see the villa in person first: how rental scams work shows why.[6, 7]
Should you use an agent, a platform or social media?
Go to the owner directly where you can, and use an agency when the place you want runs through one: an agency gives you written terms, while a platform gives you rupiah prices with a minimum term and a social-media post gives you no terms at all.[2, 4, 6, 8, 13, 14, 15]
| Route | What you get | Fee to you | What is in writing |
|---|---|---|---|
| Owner directly (often an Indonesian-language listing) | The owner's own terms, often a lower price | No agency fee | Whatever you ask for: get a written lease |
| Agency | Viewings and the owner's terms | Ask before you view; tenant fees vary, and can be nil | Published terms, and someone to answer for them |
| Indonesian platform (Pinhome, Rumah123, Mamikos) | Yearly prices in rupiah with a minimum term; Mamikos lists kos rooms by the month | Not stated on the listings | A listing with a price and a term |
| Social media and WhatsApp | Posts from owners, or from people posing as them | Not stated | Nothing; fake accounts post here too |
Indonesian-language listings usually price below English ones for similar places, often because the owner lets directly with no agency fee, while agencies and sellers price up in expat hotspots where demand is higher. Search "sewa tahunan" (yearly rent) as well as in English before you negotiate.[4, 27]
Nicer places typically run through an agent, so it depends on luck and your budget. Agencies are hit and miss, and it takes trial and error to find a reliable one. Agents are flexible on terms, but it depends on the owner, and owners typically discount long stays.[4]
What should you check before you sign?
Check twelve things, from the villa's code to your own signed copy. A lease that answers all of them in writing leaves little for a dispute to grow from.[2, 3, 5, 6, 7, 9, 10, 11, 14, 17, 20, 28]
- The villa's verification code, checked in the association's database.
- Both prices, monthly and yearly, for the same villa.
- The minimum term, and what renewal depends on.
- The deposit: how much, who holds it and the date it comes back.
- The payment schedule, with any split agreed in writing.
- The rent and deposit stated in rupiah.
- What the rent includes, line by line, with electricity named.
- Who pays small repairs, and up to what amount.
- A no-sublet clause, unless you hold a business licence.
- A lease length that fits the time your visa lets you stay.
- A recent internet speed test.
- Your own signed copy, with a materai (duty stamp).
How do rental scams work?
Rental scams in Bali use stolen villa photos, fake accounts and sham agents who disappear after payment. The Bali Villa Rental Manager Association has over 100 open cases of fake bookings, with single losses from IDR 10 million to hundreds of millions.[14]
The check is a code. The association keeps a database of about 3,000 villas from 70 rental companies; ask the poster for the association's verification code and enter it on its site, and treat a villa whose poster won't give one, or whose code isn't there, as unverified.[14] The database does not cover every villa, so for one outside it, view it and ask for written proof of who owns it.
View the place and check the owner's papers before any money changes hands: scammers can also build websites listing hundreds of properties with photos taken from real listings, take a deposit and go silent when you arrive.[4]
Our rule
Never transfer a deposit before you have viewed the villa and checked its code or its owner's papers.
A sham agent disappears once the money moves, and the check costs you one visit and one message.
What has changed in the rental rules since 2025?
The changes so far target holiday lets and booking platforms, so don't sublet your villa without a business licence. Foreigners who sublet a long-term lease without one can face enforcement.[20, 21, 22, 23, 24]
- Booking platforms: a villa sold on Airbnb or a similar site needs a licence, and unlicensed listings are to be taken down, with automatic checks planned for June 2027.
- A holiday-let ban: Bali's governor proposed restricting or banning short-term rental platforms, but the national tourism ministry has no plan to stop them.
- Rental villas: the villa managers' association has proposed becoming the official verifier of tourist rental villas, with the tourism office.
If you want to let the villa while you travel, get the licence first. Otherwise, a no-sublet clause keeps the line in writing; it is on the checklist above.
Next steps
FAQ
Can you rent long term on a visit visa?
No official rule settles it, so sign for no longer than your visa lets you stay. A visa on arrival gives 30 days, extendable once to 60, and the C1 single-entry visit visa 60 days, extendable twice by 60 days each.[17, 18]
Some residence permits, such as the retirement KITAS (limited stay permit), accept a lease as proof of where you live. Visas for longer stays are covered step by step.[17]
Do you need a notary for a lease?
You don't need a notary. Sign a written lease, add a materai so it stands up in court, and keep your copy, since if the landlord ever denies the lease, you have to prove it.[11]
Leases on land and buying a home as a foreigner are on leasehold property in Bali.
Who has to register a foreign tenant?
The owner or manager of the place you stay gives immigration your details through the APOA app (immigration's foreign-guest reporting app) when officers ask. KITAS holders also report for an SKTT (residence certificate) within 14 days of the permit being issued.[12, 25]
Your village may add its own rules, some with a 24-hour deadline to report to the village office.[19]
Conflicts
Sources disagree on the deposit landlords ask, whether a foreign tenant registers with the police, and whether you can sign a lease on a visit visa.
How much deposit do landlords ask?
One month on a monthly let; on a yearly lease the owner sets the terms, and one to three months is one firm's general figure.
Does a foreign tenant register where they live?
Owners give guest details when immigration officers ask, through APOA; your village may set further rules.
See what each source says
Can you sign a long-term lease on a visit visa?
No official text settles it, so sign for no longer than your visa lets you stay.
The immigration head spoke about kos stays, not long-term leases.
See what each source says
A company-formation firm: holders of tourist visas are not permitted to sign long-term rent leases[10]
3 July 2025
The head of the Labuan Bajo immigration office said foreigners staying in a kos break no rule as long as they pay, unless a regional regulation forbids it[28]
25 November 2025
A lease made validly binds both parties as law (Civil Code Article 1338)[11]
28 October 2013
Sources
Our summaries of Indonesian rules are unofficial; the Indonesian text governs.
the balianswered editorial team, First-hand, confirmed by the owner: rents and kos rooms by area
Bali Home Immo (rental agency), Yearly villa rentals in Canggu, with the same listing pages for Ubud, Seminyak, Uluwatu and Sanur
the balianswered editorial team, First-hand, confirmed by the owner: leases, agents, owners, listings and rental scams
Bali Home Immo (rental agency), Monthly rentals: Seminyak, FAQ on deposits
Bali Villa Realty (rental agency), Bali villa rentals, with FAQ
Bali Home Immo (rental agency), Yearly rentals: Sanur (first page, with FAQ)
Pinhome (Indonesian property platform), Houses for rent, South Denpasar
Bali Home Immo (rental agency), Listing detail pages RF1557C, RF8855 and RF9543A (Canggu)
Cekindo (company-formation agency), Renting a villa in Bali (blog, 3 July 2025)
Hukumonline (Indonesian legal explainer), The evidential force of a house lease (28 October 2013)
Hukumonline (Indonesian legal explainer), Certificate of self-report and certificate of residence for foreigners (21 August 2023)
Mamikos (Indonesian kos platform), Kos in Canggu
bali.live (media), Villa rental in Bali: check the code (updated 21 January 2026)
Rumah123 (Indonesian property platform), Villas for rent, Lovina
Mamikos (Indonesian kos platform), Kos in Ubud, Gianyar and Denpasar
Viceroy Bali (villa resort), Bali visa guide, updated regulations for 2026
Embassy of the Republic of Indonesia, The Hague, Single entry visit visa (C1) via the Indonesian Embassy in The Hague
Emerhub (business-services agency), Bali governor proposes ban on short-term rentals (7 December 2025, updated 20 June 2026)
kumparan (Indonesian news), Airbnb is not banned: the Tourism Ministry will regulate online travel agents
Antara Bali (news agency), Bali governor asks Airbnb to delist illegal accommodation
Short Term Rentalz (trade news), Bali crackdown on illegal holiday rental villas (20 January 2025)
Directorate General of Immigration, Indonesia, Accommodation operators must report foreign guests through APOA
Expat.com forum, Affordable housing (Bali forum thread)
UK Foreign, Commonwealth and Development Office, Indonesia travel advice: entry requirements
Ministry of Finance, Indonesia, Fiscal Policy Agency, Kurs Pajak (tax exchange rate), weekly
Spotted something wrong or out of date? Send a correction
