Bali Hotel and Branded Residences Report 2025 Now Available

Bali’s hospitality-managed real estate market has evolved significantly over the past few decades, transitioning from small-scale independent developments to a key hub for internationally branded residences. This year, the  Bali branded residences market continues to attract new entrants, including Mandarin Oriental, Anantara, and Aman (Amankila), according to the new Bali Hotel and Branded Residences Report 2025 by C9 Hotelworks and Horwath HTL.

Branded residences first emerged in Bali in the 1990s, with Aman (Aman Villas at Nusa Dua) establishing a foothold. The early 2000s saw further growth, with Banyan Tree, Bvlgari, and Karma launching developments, particularly in Nusa Dua, Bukit Peninsula, and Jimbaran.

While branded residences account for 15% of the total supply, they remain a niche segment compared to non-branded developments. However, investor interest is rising as buyers prioritize structured, professionally managed properties, particularly in an environment of tightening regulatory oversight and increasing demand for credible, brand-backed investments.

As of March 2025, Bali’s hospitality-managed real estate market comprises 59 projects, totaling  3,643 units. The market has seen a notable rise in apartments and condominiums, which now make up 87% of the total supply, while villas represent just 13%. However, small-scale projects continue to dominate, with 41% of developments containing fewer than 30 units. Projects with 31–50 units account for 21%, while 14% fall within the 51–100 unit range. The segment consisting of 101–200-unit projects accounts for 19%, whereas only 5% exceed 200 units, highlighting the scarcity of large-scale residential developments in Bali’s fragmented hospitality-managed real estate market.

Canggu/Berawa, along with Pererenan and Umalas, remains the primary development hub, with 39% of projects consisting of fewer than 30 units. Development activity remains concentrated in Canggu, Uluwatu, and Nusa Dua, with Canggu/Berawa leading the market, accounting for 39% of the total supply. While Canggu benefits from strong rental demand and a vibrant commercial scene, infrastructure constraints and traffic congestion have increasingly become challenges for long-term growth. As a result, developers are shifting focus towards Uluwatu, which now represents 20% of the total supply, as the area sees increased investment in luxury resort-led projects. Other notable locations include Nusa Dua (7%), Tabanan (7%), and Seminyak (6%).

Built-up sales prices for condominiums range from IDR 50–65 million per square meter, while villa prices typically range from IDR 30–50 million per square meter. Branded residences command a 25–35% price premium over comparable non-branded projects, reflecting the added value of brand affiliation, professional management, and structured operational standards.

Branded residences are becoming an increasingly attractive segment within Bali’s hospitality-managed residential market, with opportunities still untapped in certain areas. One notable gap is the absence of hotel-branded condominiums targeting the domestic market. In Jakarta, branded residences have been widely adopted in luxury condominium developments, yet Bali has yet to see a similar trend.

Leasehold ownership has historically been a key limitation for foreign buyers, with tenures typically ranging from 25 to 35 years. This has made Bali less competitive compared to Phuket, where initial leasehold terms are 30 years with the option for two 30-year renewals. However, as land and villa prices in Phuket continue to rise, Bali is emerging as a viable alternative for luxury villa buyers.

Foreign ownership in Bali can be structured through PMA (Foreign Investment) Companies, which allow longer holding periods than Hak Pakai (Right to Use) titles. As regulatory oversight tightens and investors prioritize legal security and structured management, branded residences are expected to gain further traction.

Download and read C9 Hotelworks and Horwath HTL’s Bali Hotel and Branded Residences Report 2025 CLICK