What to Look for When Buying Property in Bali: The Must-Haves for a Smart Investment

Scouting for the perfect property in Bali, Thailand, is about more than just finding a beautiful villa with a pool (though that’s a good start). Whether you’re looking to generate rental income, create a lifestyle base, or do a bit of both, there are some features and factors that are simply non-negotiable—and others that depend on your personal or investment goals.

What to look for when buying property in Bali

1. Air Conditioning Is a Must!

Let’s start with the obvious: Bali is hot and humid year-round. While open-air living has its charm, air conditioning in bedrooms and enclosed living spaces is essential—not only for your own comfort but to appeal to guests or tenants who expect modern climate control.

Tip: Prioritize properties with well-sealed bedrooms and split-system AC units. Bonus points if the living area can also be enclosed and cooled.

2. Private Pool: Essential for Rentals, Highly Desirable for Lifestyle

In Bali, a pool isn’t a luxury—it’s a standard feature. For rental properties, a private pool is a major drawcard, especially for travelers seeking privacy, comfort, and that “Bali villa” experience.

• For short-term holiday rentals: Non-negotiable.

• For long-term tenants or personal use: Still highly desirable.

Pro tip: Look for pools with good sun exposure, minimal leaf drop from surrounding trees, and easy access from the main living area.

3. Ensuite Bathrooms: Comfort & Convenience

The vast majority of modern Bali villas include ensuite bathrooms for each bedroom—and if they don’t, that’s often a red flag. Whether you're hosting guests or renting out the space, ensuite bathrooms are considered standard.

Look for:

• Walk-in showers (many avoid bathtubs unless ultra-luxurious)

• Good water pressure and hot water system

• Proper ventilation (essential in humid environments)

  
  

4. Indoor-Outdoor Flow + Garden Space

Outdoor living is a key part of Bali life. Most villas blend indoor and outdoor spaces seamlessly—think folding glass doors, shaded patios, and landscaped tropical gardens.

Garden space is especially attractive for:

• Families with kids

• Pet-friendly rentals

• Hosting and entertaining

If your target market is digital nomads or short-term guests, a garden doesn’t need to be huge—but it should be tidy, low-maintenance, and visually appealing.

5. Reliable Internet + Workspace Potential

With Bali’s rise as a remote work hub, high-speed internet is essential, and having a designated area for working from home can significantly boost your rental appeal. Look for properties near established expat communities or co-working hubs, especially in Canggu, Uluwatu, and Ubud.

Bonus features:

• Spare room that can double as an office

• Fiber optic internet connection (increasingly available in most areas)

6. Proximity to Amenities, Industry & Transport

Where your property is located matters just as much as what’s inside it. Look for areas that offer:

• Easy access to cafes, restaurants, gyms, and supermarkets

• Proximity to tourist attractions or beach clubs (for short-term rentals)

• Smooth road access—a beautiful villa down a long, bumpy track may be a hard sell

• Reasonable commute to the airport (especially if targeting international guests)

For long-term living or professional tenants, being close to international schools, medical facilities, and reliable transportation options becomes even more important.

7. Access to Nature—or Not, Depending on Your Market

Many buyers are drawn to Bali for its proximity to nature—jungle, rice fields, cliffs, and coastlines. But balance is key. A property that feels “away from it all” still needs to be reachable within 10–15 minutes from local services.

• Nature seekers may love Ubud, Sidemen, or the northern coast

• Lifestyle investors tend to focus on Canggu, Uluwatu, and Sanur, where there's a balance of scenery and infrastructure

  
  

8. Legal Clarity & Build Quality

This one’s non-negotiable. Always check:

• Land ownership structure (leasehold vs. freehold)

• IMB (building permit) or PBG (the updated permit system)

• Proper zoning for your intended use

• Reputable builder or developer

If the deal seems too good to be true, it probably is. Work with a local legal advisor and experienced property agent who knows the market inside and out.

What Are Property Prices Like in Bali in 2025?​

Bali's property market continues to attract investors with its diverse offerings and competitive pricing compared to other global destinations. Property prices are influenced by various factors, including location, amenities, and market demand. 

With Bali's ongoing development and increasing popularity among tourists and expatriates, property values are expected to continue rising.​

• Entry-Level Villas: Smaller villas in less central areas start around $200,000.​

• Mid-Range Villas: In popular areas like Canggu or Seminyak, a well-appointed three-bedroom villa typically costs between $500,000 and $800,000.​

• Luxury Villas: High-end properties, especially those with premium amenities or beachfront locations, can range from $900,000 to over $3 million.​

• Apartments: Prices vary based on location and size, generally ranging from $100,000 to $500,000.​

• Land: Prices fluctuate depending on proximity to popular areas. For instance, in Canggu, land prices are approximately 1.2 to 2 billion IDR per are (100m²), while in Uluwatu, they range from 800 million to 1.5 billion IDR per are. ​

  
  

It's important to note that property prices are influenced by various factors, including location, amenities, and market demand. With Bali's ongoing development and increasing popularity among tourists and expatriates, property values are expected to continue rising.​

Prioritise Based on Your Goals

Not all properties are created equal—and that’s actually a good thing. If your focus is short-term rental yield, you’ll want to lean heavily on features like pools, air con, and location near hotspots.

If you’re planning to live in the property long-term, your focus might shift more toward privacy, community vibe, or access to international schools and healthcare. But some things? Simply non-negotiable in Bali’s climate and market:

• Air conditioning

• Pool (for rental appeal)

• Ensuite bathrooms

• Solid legal standing

• Good location with access

Looking to scout the perfect Bali property?

If you want to explore Bali investment properties, we can help you. APW Group was founded by expats, for expats; building upon over 30 years of experience in property and fixed income investments.

Our team brings real, on-the-ground experience in Thailand’s property market, guiding you through everything from discovering the perfect home to securing visas and navigating local laws with confidence. We have helped over 6,000 expats progress their property portfolio in cities all over the world, including Phuket, Bali, Dubai and the UK, just to name a few.

For those aiming to build a resilient portfolio, Bali offers a thoughtful opportunity for future growth.

Looking for your entry point into the Bali market? Get in touch today.