Villas for Sale in Sanur
We find villas and land in Sanur, check the zoning before you pay a deposit, and tell you straight when a block isn't worth it.
Four Villages, One Name, Four Different Markets
Sanur Kaja fronts Karang and Semawang beaches
, holding the boutique villa and small hotel compounds closest to the reef-protected water. See villas for sale here.
Villas in Sanur Kaja →Sanur Kauh runs the Bypass, not the beach
, hosting RSUD Bali Mandara hospital and the rebuilt harbour rather than the tourist strip. See villas for sale here.
Villas in Sanur Kauh →Sidakarya is built around schools, not sand
, home to several of Denpasar's larger public schools and a quieter, residential pitch. See villas for sale in Sidakarya.
Villas in Sidakarya →Renon is Bali's provincial government seat
, grouped around Lapangan Puputan Margarana since the mid-1970s, with houses and kos rather than tourist villas. See villas for sale in Renon.
Villas in Renon →Denpasar, a City Government, Writes the Zoning Rules
All four villages sit inside Kota Denpasar, a municipality with its own city hall rather than one of Bali's regencies. That single fact means every permit here traces back to Denpasar's own paperwork, under Perda No. 8/2021, instead of a Badung or Tabanan office.
Colour shorthand agents use, never the regulation's own wording.
Sanur runs the same three-band system as the rest of the province:
- Pink zones cover tourism accommodation and support facilities.
- Yellow zones cover general and residential use, described as the realistic, legally safe choice for a foreign-investor villa here, per Magnum Estate.
- Green zones cover agriculture and conservation, where building is prohibited.
A 100 metre coastal buffer runs inland from the highest tide line along Sanur's beachfront, inside which roughly 70% of a parcel must go to a protective use rather than a building, per TaruBali, Bali's provincial spatial-planning portal. That rule is not just paper: Satpol PP sealed a project that had breached a green-corridor designation on 25 September 2025, per Bali Post.
Get your own address checked before you assume a colour:
What Land and Villas Are Actually Asking
Rumah123 and Jarniascyril price this market from two different angles, so read the table below as two honest samples sitting side by side rather than one settled figure:
Long-term rent for a house or villa spans IDR 120 million to 675 million a year across 532 active listings, as of 2026 per Rumah123, while a furnished two-bedroom villa is reported starting around USD 1,200 a month per Solar Property Bali. No build cost specific to this market has been published; the closest figure available is a general Bali-wide range of IDR 6 million to 15 million per square metre, per Teville, carried over from research done for a different site.
Land values have climbed roughly 78% since 2021, a moderate run next to Canggu's 191.7% over the same stretch, per Jarniascyril. A buyer here is trading slower capital growth for a tenant base that fills a villa on twelve-month contracts instead of nightly bookings.
Where This Market Will Disappoint You
Sanur suits some buyers and actively wastes the time of others, so weigh these before you message us:
You are chasing Canggu-style capital growth.
Land here has moved roughly 78% since 2021, against Canggu's 191.7%, a steadier but slower curve, per Jarniascyril.
You cannot tolerate standing water.
Jalan Bumi Ayu flooded again in late December 2025 after a 2.5 metre tidal rise met heavy rain, per Denpasar's own PUPR.
You expect a finished coastline.
The beach still needs engineered protection against ongoing erosion, with a further Japanese-funded conservation project running through 2028.
You are banking on KEK Sanur's timeline.
The health-tourism zone had realised IDR 5.37 trillion of a IDR 6.2 to 10.2 trillion target by mid-2026, with full operations not due until 2027.
You need quick harbour access.
The Bypass median forces a U-turn detour for any vehicle heading to the harbour, a recurring congestion point local traffic engineers are still working on.
How We Work With You
Nothing to you as a buyer on a sourcing deal. We are paid by the sell side, standard practice here, and we will tell you which side we are on before you ask. Four things follow from that:
Zoning checked first.
We confirm what a block is zoned before you commit, and we tell you when the answer ends the deal.
Prices with dates on them.
Land per are and build cost per square metre, stated with the month and the source.
Paid by the seller.
Nothing to you as a buyer on a sourcing deal. We tell you which side we are on before you ask.
One conversation.
Direct to WhatsApp. No enquiry form, no drip sequence, no being passed between agents.
Guides Worth Reading First
Before you message us, these four cover the questions that come up on almost every call:
- 01
Land Prices Here
, with the full sourcing behind the table above.→ - 02
Zoning Explained
, for how a block's colour decides what you can build and rent.→ - 03
Can Foreigners Buy Property Here
, for which tenures are actually open to you.→ - 04
Leasehold vs Freehold Here
, for what a shrinking lease term does to price.→
Frequently Asked Questions About Buying in Sanur
Is Sanur a Good Place to Retire in Bali?
Sanur's long-term rental base is mostly retirees, families near international schools and remote workers on six to twelve month stays, achieving 95%+ occupancy on long lets, per Solar Property Bali. It suits steady income over fast nightly turnover.
How Much Does Land Cost in Sanur?
Freehold asking prices for mixed residential and commercial plots run IDR 1.0 billion to 3.66 billion per are as of 2026, per Rumah123, sampled from active listings rather than one verified transaction record.
Can a Foreigner Own a Villa in Sanur?
Only an Indonesian citizen may register Hak Milik freehold, a limit set by UUPA Article 26(2). A foreign buyer works instead with Hak Sewa leasehold, Hak Pakai on a valid KITAS above Bali's price floor, or a PT PMA company holding HGB.
What Zoning Applies to Villas in Sanur?
Denpasar's own RTRW and RDTR, not Badung's, set the rules here, using the same pink, yellow and green shorthand. Yellow residential zoning is described as the realistic, legally safe choice for a foreign-investor villa, per Magnum Estate.
Does Sanur Flood?
Yes. Jalan Bumi Ayu flooded again on 27 to 28 December 2025 after heavy rain met a 2.5 metre tidal rise, which Denpasar's own PUPR blames on a natural depression, or cekungan, beneath the streets.
Is Sanur Cheaper Than Villas in Canggu?
Property here is estimated 30 to 50% below comparable Seminyak or Canggu stock, per Solar Property Bali, and land values have grown roughly 78% since 2021 against Canggu's 191.7%, a slower, steadier curve, per Jarniascyril.
Tell Us What You Are Looking For
One message, direct to us. If we know of something in Sanur that fits your budget and your plans we will send it. If we do not, we will tell you that instead of putting you on a list.
Message us on WhatsApp