Bali's only official price index measures Denpasar, not Canggu

Ask an agency for the official price trend in Bali and the answer arrives in one of two shapes. Either no official statistic exists, or Bank Indonesia is said to show double-digit growth. A quarterly report from Bank Indonesia settles both, and it is free to download.

The series is Survei Harga Properti Residensial, SHPR for short. The national composite stood at 110.89 in the second quarter of 2026 against a 2018 base, growing 0.69 per cent year on year, up from 0.62 per cent in the first quarter.^{Source: 1}Bank Indonesia, Last reviewed 08/09/2026Confidence: Verified That is the figure usually quoted as Indonesian house price growth, and it is a composite of cities.

Which Bali city does the index cover?

SHPR surveys developers in 18 cities, and Denpasar is the only one of them in Bali. Badung and Gianyar do not appear on the list.^{Source: 1}Bank Indonesia, Last reviewed 08/09/2026Confidence: Verified Canggu, Seminyak and Uluwatu are in Badung. Ubud is in Gianyar. The districts where foreign buyers concentrate sit outside the sample frame of the only official price series Indonesia publishes.

The Denpasar index rose 1.02 per cent year on year in the second quarter of 2026.^{Source: 1}Bank Indonesia, Last reviewed 08/09/2026Confidence: Verified Its level was 106.04, against 110.89 for the 18-city composite.^{Source: 1}Bank Indonesia, Last reviewed 08/09/2026Confidence: Verified A Denpasar number is a Denpasar number. It is not a Bali number, and it is not a villa number.

This publication has made that mistake itself. Our own analysis of villa yields prints 1.02 per cent^{Source: 1}Bank Indonesia, Last reviewed 08/09/2026Confidence: Verified and describes it as a national index. The national composite for that quarter is 0.69 per cent^{Source: 1}Bank Indonesia, Last reviewed 08/09/2026Confidence: Verified. The error is ours, and the correction is owed rather than argued.

What does the survey actually measure?

Bank Indonesia released the second-quarter report on 7 August 2026, 38 days after the quarter closed.^{Source: 2}Bank Indonesia, Last reviewed 08/09/2026Confidence: Verified The method is a face-to-face survey of residential developers, recording selling prices of new houses, units built, units sold, and the developers’ own price expectation for the coming quarter.

Three consequences follow from that method. The index measures the primary market, so a resale never enters it. It measures houses inside developer projects, so a one-off villa on leased land never enters it. It measures prices reported by the seller, not prices recorded at a notary.

What the index cannot tell you

No official price series exists for Badung, for Gianyar, for villas, or for leasehold. Anyone quoting Bali price growth outside the range above is quoting something else, and the useful question is what.

The limit on our own reading is narrower than the obvious version of it. The report names the cities it surveys, and Badung and Gianyar are not named. It does not define where the surveyed city of Denpasar ends, and one entry on the same list, Jabodebek dan Banten, shows that Bank Indonesia is willing to survey a whole conurbation under a single name. So Badung is not on the list. Whether a Badung developer ever answers the Denpasar questionnaire is not something the document says, and we are not going to guess.

One caution for anyone tracking the series. The base year moved from 2002 to 2018 in the third quarter of 2022, and the weighting method changed with it. A figure pulled from an older release is not comparable to this one until you check which base it uses.