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Seminyak is one of Bali's most established villa markets, and the asking data reflects a mature area rather than a frontier one. There are 207 tracked Seminyak listings as of June 2026, roughly 10% of all Bali supply in the database. Six in ten are ready stock rather than off-plan, nine in ten are leasehold, and the median asking price of $295k sits just above Canggu. The average is far higher at $457k, which is the first thing worth understanding about this market.
What does a villa in Seminyak cost?
The median asking price for a villa in Seminyak is $295k, while the average is $457k. That gap is not noise. It tells you the market is weighted by a heavy top end: a cluster of large 5 and 6-bedroom villas asking $1M and up pulls the mean well above the typical listing. For most buyers the median is the more useful anchor. Entry points by bedroom:
These are asking prices, not transaction prices. In a leasehold market negotiation is common, particularly on off-plan stock, and the eventual sale price can differ materially from the listed figure. Treat the numbers here as the shape of supply, not a quote.
Ready vs off-plan: a more built-out market
Only 40% of Seminyak listings are off-plan (82 of 207), against 60% ready stock. That is a lower off-plan share than Uluwatu, where nearly six in ten listings are still on paper. Off-plan villas ask around $374k versus $510k for ready, about 27% below ready stock. As elsewhere in Bali, that gap does not mean off-plan is a bargain in absolute terms. It reflects smaller formats, less central plots, and the fact that a buyer is accepting construction timeline and execution risk in exchange for the lower entry price.
Seminyak's tilt toward ready supply matters for a buyer who wants rental income from day one. There is more standing stock to compare and to inspect, and less reliance on a developer delivering to spec. If you are weighing an off-plan quote against a ready villa at a similar price, the off-plan option needs a meaningful discount, typically 30% or more, to justify the wait and the risk.
Leasehold vs freehold: a 138% premium on scarce stock
90% of Seminyak supply is leasehold (186 of 207 listings), with an average remaining term of about 25 years. Freehold is rare, just 21 listings, and it asks a 138% premium over comparable leasehold: roughly $959k against $402k on the averages. Because freehold stock is so thin and skews to larger villas, that premium is as much a reflection of what is on the market as of tenure alone.
For most buyers Seminyak is a leasehold decision. On a 25-year lease the remaining term is central to the maths: the rental picture needs to clear both operating costs and the amortised cost of the lease itself over the years you actually hold it. A short remaining term can also compress resale interest later. For how tenure translates into a price-per-remaining-year view, the wider Bali sale picture is set out in the full Bali villa price snapshot.
Seminyak and "greater Seminyak"
What people call Seminyak on a listing portal often stretches well beyond Seminyak proper. In this dataset the Seminyak area groups five sub-areas: Seminyak core, Kerobokan, Bumbak, Petitenget and Semer. They are not interchangeable. Seminyak core (73 listings) and Petitenget carry the beachfront and dining-strip location premium. Kerobokan (68 listings) sits inland and trades at a clear discount, with an average around $333k against $471k in the core. Bumbak reads as the priciest pocket on average, driven by larger villas rather than by location alone.
The practical point: if you compare a Kerobokan asking price to a Seminyak-core one and treat them as the same market, you will misread the value. The sub-area table below keeps them separate so you can see where a given budget actually reaches.
Sub-area and bedroom breakdown
Price varies sharply across the five tracked Seminyak sub-areas. Seminyak core (avg $471k) and Bumbak (avg $609k) sit at the top, the former on location and the latter on villa size. Kerobokan (avg $333k) is the most accessible entry into the area for buyers who will trade a few minutes of extra travel for a lower basis. Petitenget and Semer are thin samples, so read their averages as indicative only.
| Sub-area | Listings | Avg price | Ready | Off-plan | Leasehold | Freehold | Bldg m² | Land m² |
|---|---|---|---|---|---|---|---|---|
| Seminyak | 73 | $471k | $553k | $399k | $383k | $1.2M | 267 | 365 |
| Kerobokan | 68 | $333k | $413k | $225k | $304k | $625k | 205 | 278 |
| Bumbak | 52 | $609k | $590k | $689k | $559k | $1.2M | 297 | 451 |
| Petitenget | 6 | $452k | $379k | $597k | $351k | $653k | 172 | 234 |
| Semer | 5 | $283k | $327k | $216k | $283k | N/A | 145 | 188 |
| Bedrooms | Listings | Avg price | Ready | Off-plan | Leasehold | Freehold | Bldg m² | Land m² |
|---|---|---|---|---|---|---|---|---|
| 1 BR | 16 | $173k | $174k | $168k | $173k | N/A | 66 | 100 |
| 2 BR | 59 | $219k | $241k | $197k | $215k | $354k | 135 | 161 |
| 3 BR | 58 | $322k | $348k | $288k | $299k | $512k | 213 | 271 |
| 4 BR | 44 | $602k | $706k | $406k | $566k | $946k | 332 | 523 |
| 5 BR | 17 | $980k | $889k | $1.7M | $789k | $1.6M | 478 | 759 |
| 6 BR | 13 | $1.3M | $1.4M | $1.2M | $1.2M | $1.3M | 526 | 774 |
The 5-bedroom row is worth a caution: only two off-plan listings sit behind that $1.7M off-plan figure, so it is a small sample being reported, not a stable market rate. The same applies to Petitenget and Semer among the sub-areas. Small samples move a lot, so weight them accordingly.
See what a Seminyak pin actually earns
Asking prices tell you the cost of entry. They do not tell you what a villa will earn. Drop a pin in Seminyak and compare occupancy, nightly rate, and revenue against similar Airbnb listings within 500 m. An ArthaBase area report shows those comps for the exact location you are evaluating, so the price you are weighing is set against the income it can support.
Why Seminyak prices look the way they do
It is tempting to assume Seminyak commands a large premium over newer corridors. The asking data is more nuanced. On a per-square-metre basis Seminyak building space asks around $1,856/m², essentially level with Canggu, and its land rate is actually a little lower. What sets Seminyak apart is not a uniform land premium but the mix of stock: a mature, largely ready market with a thick band of mid-size villas and a distinct luxury top end that lifts the average.
Seminyak is older and more built out than Canggu or Pererenan. That means fewer greenfield off-plan projects, more established villas with rental history, and, in places, ageing stock where a renovation budget belongs in the purchase maths. For a buyer, the read is that Seminyak competes on location, walkability, and a proven visitor base rather than on being cheap. Whether that translates into a stronger investment depends on the rental side, not the asking price alone.
Rental context
Supply data is only half the picture. A Seminyak villa's case rests on what comparable listings actually earn, and Seminyak's rental profile differs from the newer corridors. As a mature, walkable, beach-adjacent market it tends to sustain firmer year-round demand and can carry a higher nightly rate than a comparable Canggu-fringe villa, though the exact spread depends entirely on the specific pin, bedroom count, and management.
The shape of the year matters as much as the average. Peak, shoulder, and low seasons move occupancy and nightly rate together, and annualising a single strong month is the fastest way to overpay. For the month-by-month structure, see the monthly occupancy and ADR context for Bali villas. To place Seminyak against the corridor most buyers compare it with, the Canggu villa price breakdown and the Uluwatu asking-price picture sit alongside this one. If you need bedroom-matched comps and an interactive custom report for a specific pin, area reports are Rp 990,000.
What this data does not tell you
Asking supply is a useful map, but it has clear limits:
- Asking, not transacted. These are list prices. Actual sale prices, especially on off-plan and long-standing listings, can differ.
- Small sub-samples. Petitenget, Semer, and the 5 and 6-bedroom bands rest on a handful of listings. Read their figures as directional, not settled.
- Condition and age. Seminyak has older stock. Two villas at the same price can carry very different renovation and maintenance needs, which the asking figure does not capture.
- Legal and licensing status. Lease terms, zoning, and rental permits vary listing to listing and change what a villa can legally operate as. Verify each before you commit.
- No rental figures here. This page is supply only. The income side comes from bedroom-matched comps around your specific pin.
Seminyak rewards buyers who separate the two questions it raises: what does entry cost, and what does the asset earn. The supply data above answers the first for the area as a whole. For the second, and for the exact location you are weighing, an ArthaBase area report gives you occupancy, nightly rate, and revenue comps within 500 m of your pin, in an interactive custom report. That is the difference between knowing the price of Seminyak and knowing whether one villa in it makes sense.