How it works
How the index works
Where the prices come from, what we do with them, and who you talk to when you ask about a villa.
Bali Property Index is run by PT Multiple Sources Property.
12,749 villas and land · 18 agencies · updated Tuesday 27 October
1What this isOne entry per villa, each agency's price. Agency pages are read every day, and every listing is checked in full twice a week.
Bali Property Index is a record of what is for sale in Bali and what it asks: every villa and plot the agencies list, each shown once with each agency’s price, and every price change kept with its date. It is not an agency and not a valuation. It has no sold prices, because Bali does not publish them. The record grows every day as the agencies’ pages are read.
Bali Property Index is an index of every villa and land listing for sale in Bali across the agency sites we can read, deduplicated so that one villa is one entry however many agencies list it, with every asking price we have seen for it and the date we saw it. Agency pages are read every day, and every listing is checked in full twice a week. The index itself is not an agency, and its data is not for sale.
2What it is notNot a listing site, never says sold, no legal advice.
The agency’s page is the listing; the index names the agency and does not link to it.
We never say a villa has sold. We say a listing was withdrawn, because nobody in Bali publishes sales, and a withdrawal can mean sold, relisted, or given up.
We do not give legal or tax advice. The answers to those questions are fixed text, and every one of them ends the same way: this is general information, not advice; check it with a notary before you sign anything.
3How the numbers workSample sizes, dates, currency, ranking, stale flags.
Every figure carries its sample size and the date it was taken, like this: USD 187,000 (42 listings, 20 Sep). A number without both does not appear.
Prices are shown as the agency lists them, then converted at the day's reference rate, with the rate and its date beside the conversion.
Results are ranked by fit to your search: the area you named, then how close each listing is to the sizes, lease years and price you gave, then, among equal fit, the lower asking price. You can re-sort by price, by newest listed or by the number of agencies. No payment changes the order.
Typical days listed counts from the agencies' stated listing dates when eight or more listings in the search carry one, and otherwise from the day the index first saw each listing; the figure says which. It ends when no agency lists it any more, never at a sale, because nobody in Bali publishes sales. Cards and answers show dates, never a count of days.
A listing whose agency-stated listing date is more than a year old, with a second sign (another agency withdrew the same villa, the price was cut since that date, or nothing changed on the index for 60 days), carries those facts with their dates on its card, for example “On the agency's site since 14 Mar 2025 · cut 8 Jun 2026”. The facts are stated; no verdict is drawn.
A listing the agency has had up for more than three years stays in search results and counts, with its listing date shown, but is left out of typical prices and typical prices: an ask that has stood that long says little about what the area lists for now.
A listing appears in search engines once a second agency lists it or its price changes.
A listing priced more than three times above or below the typical asking price for its area, bedrooms and tenure (land: per are) is left out of the lists, figures and search results until an agency page confirms it; its own page says so. The same holds a bedroom count that does not fit the building, a lease over 80 years, a building larger than three times its land, and a price that looks misread.
4Where the data comes fromPublic agency pages, read politely.
Public agency listing pages, read by a crawler that identifies itself, obeys robots.txt and makes one request every few seconds. Agency pages are read every day, and every listing is checked in full twice a week. We store facts: prices, sizes, lease terms, dates. We never store or republish an agency's photos or descriptions. How the crawler behaves, and how to block it: baliindex.com/bot.
Every Monday the index reads fifty random listings again from the agencies' own pages and compares price, bedrooms, land size, tenure and lease years with what it holds. The result is published here and on every property page. Accuracy check 27 Oct 2026: 306 of 360 listings matched the agency's page exactly.
5Agencies: paid listingPhotos, description and contact on the card, never a higher place.
An agency can pay a flat monthly fee for its listings to carry up to ten photos, a description in its own words (60 words, labelled as its own), its name and logo, and a contact button straight to it: WhatsApp, email or a short form. The card says so. Other agencies listing the same property stay on the page, in one line under the paid listing that opens to every price; it is never hidden. Paid listings are ranked exactly like every other listing; the fee changes what you see on the card, never where the card sits, and never hides the other agencies, the price history or a stale flag. A sponsored slot, when there is one, is marked Sponsored and sits apart from the ranked results; it never changes them. Details and prices: List with us.
Agencies: send us your listing feed and we will index it directly.
Agencies can ask for their listings to be removed. We do it within 5 working days: index@baliindex.com.
6Developers: development pageOne page for the project, buyers message you directly, no commission.
A developer can pay a flat fee for one page for the whole project: its unit types, renders, prices and availability, captioned as supplied by the developer, and a contact button straight to its sales team (WhatsApp, email or a short form). Buyers message the developer directly, not through an agent, and the index takes no commission on any sale. Units are ranked by the same rule as every other listing; the page changes what a buyer sees, never where a unit sits.
7Owners: owner listing (free for now)Buyers message you directly, no commission; we check a document names the owner.
An owner can list a villa here, and buyers message the owner directly: WhatsApp, email or a short form. No agent in between, and the index takes no commission on the sale. Free while the index is new; a flat fee comes later, never a percentage. The listing carries up to ten photos and a short description in the owner’s words, labelled as theirs. Before it goes live, the owner sends a photo ID and one document that shows their name on the lease or title, privately. We check that the names match, and nothing more, and delete the ID and the document once the check is done. No document, no listing. The listing then says: “Owner listing. We saw a document naming the lister as the owner on [date]. We haven’t checked the title. Your notary does that before you pay anything.” Owner listings are ranked by the same rule as every other, and other agencies listing the same property still appear.
Owners can also list with Bali Property Sourcing, the agency that runs this index; its listings appear here on the same terms as every other agency’s. Both ways start at List with us.
For all three: the fee never buys position. Paid and free cards are ranked by the same rule, and a test in the codebase fails if that ever changes. Nothing is hidden: not the other agencies on the same property, not the price history, not the stale flag.
8Corrections and removalHow to fix or remove a listing.
If a listing is wrong, or you want yours excluded from the index, email index@baliindex.com. Corrections are checked against the agency's page and applied on the next run. Agency pages are read every day, and every listing is checked in full twice a week.
Every correction the index makes to a displayed fact is listed, with its date and source, on Corrections. On a property page the "wrong?" button beside a fact sends a report to the index.
To have a listing, a photo or a line of text removed: Takedown requests, by email with the subject "Takedown:", acted on within 48 hours.
9Five examplesHow buyers, owners and agents use it.
A couple in Berlin find a Seminyak villa on Instagram at USD 420,000. They paste the link. The index shows the same villa on three agency sites at 395,000, 420,000 and 450,000, listed since July last year by the agency's own account, with one price cut. They call the cheapest agency and negotiate from there.
They wonder whether to sell. They type "what is a 2-bed leasehold in Berawa worth", get the typical price, the range, the number of comparable listings and how long those have been sitting. They price below the crowd instead of joining it.
A buyer's agent gets a WhatsApp screenshot from a client with no agency name on it. She types the villa name. The index identifies the property, lists the four agencies carrying it and the lowest price, and links to each. She co-brokes with the cheapest.
Two years renting in Canggu, wondering whether buying makes sense. He types "villas under 200k with 25 years" and sees what that money buys, the lease years, and which listings have sat listed for over a year. He keeps renting, with data instead of a guess.
Writing about oversupply, she asks how many villas are for sale in Canggu and what share have been listed over 12 months. The index gives counts, typical prices and the share listed over 12 months, with a dated methodology line she can cite.
10What the paid services doWhat agencies and owners can pay for.
Paid listings for agencies are open now, and owner listings take enquiries at List with us. The watch, the owner tracker and the trade letter open in the months after launch; until then, email index@baliindex.com and we will tell you when.
A Canggu agency lists forty villas on its own site and the index shows all forty, as plain cards. It pays for paid listings. The same forty cards now carry the agency's photos and a caption saying so. The cards sit exactly where they sat before; buyers just look at them longer.
An owner in Pererenan lists direct, free while the index is new. The index saw a document naming them as the owner and says so on the listing, with the date; it has not checked the title, and says that too. Buyers see the photos and the words "no agent fee", and message the owner directly. The owner pays nothing now and a flat fee later, never 5 percent.
A buyer in Singapore saves the search "2 bed leasehold, Seseh or Pererenan, under 200k, 25 years". Nothing matches today. Six weeks later a Kibarer listing cuts to 189,000 and an owner lists direct at 179,000. Two emails, the same morning, before either has been seen by anyone who is not watching.
An owner in Berawa who is not selling yet pays a few dollars a month. Each month: what comparable villas list for now, how long they sit, how many years are left on the lease. When the numbers say it is time, the listing is one click away.
A notary, a developer and a buyer's agent each pay for the monthly trade edition: the full tables by area and bedrooms, the long-listed table by agency, land per are, exportable. Numbers they can put in front of a client with a date and a method line.
11 Who runs the index
When you message us on WhatsApp or by email from a property page, you're talking to Bali Property Sourcing, a property agency under the same ownership as Bali Property Index. It sends what it can of the photos and details, and can arrange a viewing. Bali Property Sourcing's own listings appear like any other agency's and are ranked the same way. No agency, developer or payment changes a price, a typical price, a flag or the order of results.
12 What the index does not do
Your details go only to the party you choose to contact, and only when you press the button. It does not sell your details. It does not rank any listing above another for payment. It does not publish rental yields or projected returns.
13Why most listings have no photosThey belong to the agencies; the index links to them.
The photos on a listing belong to the agency that took them, so the index does not copy them. It reads the facts from the agency’s page, the price, the sizes, the tenure and the lease years, and keeps the price history. You can ask for the photos and details, on WhatsApp or by email.
A paid listing, a development page or an owner listing shows the photos the agency, the developer or the owner supplies, captioned as theirs. Nothing about a photo changes where a listing sits in any list or figure.