How Much Does a Villa in Sanur Cost in 2026?

In July 2026, freehold villas near Sanur beach typically list between USD 300,000 and 800,000, while leasehold villas start from around USD 175,000. Price depends on tenure, lease length, distance to the beach and build quality. Apartments and lofts in managed complexes offer lower entry points than standalone villas.

What does a villa in Sanur actually cost in 2026?

Based on July 2026 listings, freehold villas near Sanur beach sit roughly between USD 300,000 and 800,000, and leasehold villas start from around USD 175,000. Freehold is only available to Indonesian citizens, so the leasehold band is the one that matters for most foreign buyers.

Within those bands, the spread is wide. A 25-year leasehold on a dated two-bedroom house inland of the Bali bypass costs a fraction of a new-build pool villa within walking distance of the promenade. The table below shows how the market breaks down by route.

If you are weighing an apartment against a standalone villa, the trade-offs go well beyond price. We compare capital outlay, upkeep and rentability in apartments vs villas in Bali.

Why are leasehold villas so much cheaper than freehold?

Leasehold prices buy a fixed term of use, typically 25 to 30 years in Sanur, rather than the land itself. That is why a leasehold villa can list at half the price of a comparable freehold: you are paying for decades of use, not permanent ownership of Balinese land.

This is not a defect, it is the standard legal structure for foreign buyers in Indonesia. Foreigners cannot hold freehold (Hak Milik), and nominee workarounds are illegal and unenforceable. The legitimate routes are leasehold (Hak Sewa), Hak Pakai title for KITAS or KITAP holders, or a PT PMA company holding Right to Build title for rental operations.

What deserves scrutiny is the lease term, not the structure. A 25-year lease bought at 60 comfortably covers a retirement, but it limits resale value in year 15, because the next buyer only inherits what remains. Longer terms hold value better. Sanuuri Residences sells on a 50-year leasehold, which is materially longer than the Sanur norm and changes both the ownership maths and the exit options.

What drives one Sanur villa to cost four times another?

Five factors explain most of the spread: distance to the beach, remaining lease length, land size, build age and whether the property comes managed and furnished. A new-build with a private pool two streets from the promenade commands a premium over an older house across the bypass, even at identical floor areas.

Location within Sanur is the biggest lever. The beachfront and the streets around Jalan Danau Tamblingan carry the highest prices, and values step down as you move inland. Infrastructure is now pulling in the same direction: the Bali International Hospital opened on 25 June 2025, inaugurated by President Prabowo, inside KEK Sanur, Indonesia's first health special economic zone. The zone covers 41.26 hectares with around USD 620 million in projected investment under Government Regulation 41 of 2022, and it anchors long-stay demand in a way most Bali neighbourhoods cannot match.

Demand is broad as well as deep. Bali received 6.9 million foreign arrivals in 2025, up 9.7 percent on 6.33 million in 2024, according to BPS Bali, with Australians the largest source market at roughly 1.63 million. For how supply, pricing and the economic zone interact, see our Sanur property market trends for 2026.

What extra costs should you budget beyond the asking price?

Plan for taxes, notary fees and furniture on top of the headline number. On freehold transfers the buyer pays BPHTB transfer tax of 5 percent of assessed value and the seller pays 2.5 percent final income tax, while new-builds bought from developers attract VAT of around 11 to 12 percent, per PwC's Indonesia tax summaries.

Holding costs are modest by Western standards. Annual land and building tax (PBB) is capped at 0.5 percent of assessed value by statute and works out at roughly 0.1 to 0.3 percent in practice. If you intend to rent the property out, model tax from day one: non-residents face a 20 percent final withholding on gross rent, while tax residents who spend 183 days or more in Indonesia pay a 10 percent final tax on gross rent, again per PwC's Indonesia tax summaries. Tax treaties can reduce the non-resident rate.

On income, be sceptical of headline yields. Agents advertise 7 to 10 percent gross for well-located Sanur villas; treat gross figures with caution and model the net number after management, tax, maintenance and empty weeks.

What do Sanuuri Residences cost?

Sanuuri does not publish a price list, because unit availability changes as the project sells. The honest guidance is to enquire for current pricing and read it against the market bands above, knowing every residence is handed over fully furnished on a 50-year leasehold.

The complex sits a two-minute walk from Sanur beach and the promenade, with the new hospital eight minutes away and the airport around 25 minutes. The residences run from a 73.5 square metre 2-bedroom apartment with a shared pool, through 1-bedroom lofts and private-pool villas, up to a 3-bedroom pool villa on 140 square metres of land with 163 square metres built over two floors. Rental management, short and long term, is handled by Investland Bali, the developer.

For unit-by-unit specifications and the buying process from reservation to keys, start with the Sanuuri Residences buyer's guide. You can walk every residence type remotely via the 3D tours at tours.sanuuri.com.