Frequently Asked Questions
Getting Started
Yes. Bali remains one of Indonesia’s strongest property markets, supported by tourism demand, with 4.6 million international visitors in 2025. Read our 2026 Bali property market outlook for more details.
Yes, but not freehold. Foreigners usually buy through leasehold or a PT PMA (foreign-owned company) structure.
Villas and apartments are the most practical options. Villas perform well in short- and long-term rentals, while apartments offer lower entry prices and steady returns.
It depends on your goals. Villas offer higher ROI, apartments are more affordable and easier to manage, and land is suitable for long-term appreciation.
- Canggu – popular with tourists and expats, great for villas and lifestyle rentals
- Seminyak – high-end lifestyle, strong short-term rental demand
- Ubud – wellness, culture, and a growing rental market
- Uluwatu – luxury villas and surf tourism
- Umalas & Pererenan – quieter lifestyle zones with rising demand
Each area draws different renters, so your investment strategy should align with the type of tenant you’re targeting.
Focus on rental demand, seasonality, nearby amenities, accessibility, and zoning regulations. You can explore the detailed steps in our full guide here.
Buying Property
- Choose a property that matches your needs and budget.
- Have a notary or legal expert check the property’s legality.
- Sign the agreement and pay a deposit.
- Complete the sales agreement and payment.
- Register the property.
Usually, if you work with a trusted real estate agent, they will handle everything for you.
Yes. Many foreign buyers purchase property remotely by working with a trusted agent who handles the process from search to legal registration.
The process typically takes 4–8 weeks after the price and terms are agreed, depending on the ownership structure and document readiness.
Not always. Most purchases start with a deposit, followed by staged payments based on the agreement.
Most property purchases in Bali are made in cash, as financing options for foreigners are limited.
Check the land title, zoning, permits, ownership history, and access rights. A legal due diligence by a notary or legal team is essential before you sign anything.
Hire a local notary or work with an agency that has an in-house legal team, like Bali Villa Realty, to review the property’s legality and documents.
Off-plan property can be safe if the developer is reputable and the legal structure, permits, and payment schedule are clearly defined. Always verify the developer’s track record and use legal protection.
After purchase, the property is registered under the agreed ownership structure, and you can then use, rent, or manage it according to your plan.
Ownership & Legal Structure
Yes. Foreigners can legally buy property in Bali, but not under freehold ownership. Specific legal structures must be used. Learn more here.
Yes. Many foreigners invest in Bali through property, businesses, or both, using legally approved ownership structures.
Common options include leasehold, Hak Pakai (Right to Use), and PT PMA (foreign-owned company) ownership.
Freehold gives full ownership and is only available to Indonesians, while leasehold gives usage rights for a set number of years. Read a detailed comparison between freehold and leasehold here.
No. A specific visa is not required to buy property, but certain ownership options may require residency or company setup.
It depends on your goals, whether for living, rental income, or business use. Professional advice can help determine the best structure. You can talk to our senior advisor for free here.
A PT PMA is set up through legal registration with Indonesian authorities, usually with the help of a legal consultant or notary.
The lease can usually be extended if agreed with the landowner, based on the terms stated in the original contract.
Investment & ROI
Average ROI typically ranges from 7–15% per year, depending on location, property type, and rental strategy.
High-demand areas like Canggu, Seminyak, Uluwatu, Ubud, and Pererenan often deliver stronger rental returns due to tourism and expat demand.
Short-term rentals usually offer higher returns but come with seasonality and higher management costs, while long-term rentals provide more stable income. Combining both strategies can help reduce the impact of seasonality. Learn more here.
Break-even typically takes 7–10 years, depending on purchase price, occupancy, and operating costs.
Yes. Properties in strong locations can still appreciate over time, especially in areas with limited supply and growing demand.
Selling Property
Many foreign owners choose to sell their property in Bali through a real estate agent.
At Bali Villa Realty, we list and promote your property across our channels, bring qualified buyers, negotiate offers, and work with our notary partners to handle the legal process until the transaction is completed.
Contact us here to get started. We will guide you through the process and gather all the necessary details about your property. Once we have everything, we will list your property on our website for potential buyers to see.
We specialize in selling villas, land, and apartments. If you own any of these property types, we can help you find the right buyer.
Please note that we do not sell residential houses, commercial buildings, or industrial properties. Our focus is on properties that cater to the tourism and investment markets in Bali.
The time it takes to sell a property can vary, usually from a few months up to a year. Factors such as location, property condition, and market demand all play a role. With the right approach, your property can often sell sooner than expected.
The best way to price your property is by comparing it to similar properties in your area. Our experienced real estate agents can help you analyze the market and determine a competitive price to attract potential buyers.
That’s a big part of what we do. We will create a professional listing, promote it through online platforms, and reach out to potential buyers. We aim to maximize your property’s visibility.
Selling a property involves certain costs. These may include agent commissions, legal fees, and taxes. We can provide you with a detailed breakdown of the costs involved so that you are fully informed before proceeding.
Costs & Taxes
Most property purchases in Bali are made in cash, as financing options for foreigners are limited.
Payments are usually made in stages, starting with a deposit and followed by scheduled payments agreed in the contract.
Only a few banks offer loans to foreigners, and this is usually limited to PT PMA-owned properties, not leasehold. Some buyers also use international banks or financing from their home country.
There are quite a few taxes involved in a property purchase, such as BPHTB, PBB, PPh, PPN, rental income tax, construction tax, PPnBM, and BBN. Check our dedicated article on property taxes and calculation examples to learn more.
Common additional costs include notary fees, legal checks, taxes, and setup costs, which should be clarified before purchase.
Renting Out Property
Many foreigners rent out their Bali villas through a real estate agency. At Bali Villa Realty, we guide you through the legal requirements, help set the right rental price, and list your villa on our platform. Contact us anytime
Renting out your property can generate a steady income. It also helps cover maintenance costs. Additionally, renting your villa keeps it in use, which can help maintain its condition.
We can help you analyze the market to determine a competitive rental price. Factors to consider include location, property size, and amenities. Pricing it right is key to attracting tenants.
Yes, you can rent out your villa even if you’re living abroad. You’ll need someone to manage your property locally. You can use a villa management service or ask someone you know to handle it for you.
Yes, our parent company, Ilot Property Bali, offers villa management services. They handle everything from marketing and guest management to bills management, villa maintenance, and reporting to the owner.
We will list your villa on our website and promote it through various online platforms. Our team will handle inquiries and arrange viewings with potential tenants. We aim to find reliable tenants quickly.
Rental income is typically paid monthly or yearly, depending on the lease terms. Our villa management team at Ilot Property Bali can help you set up a system to receive payments and track expenses. You’ll have a clear overview of your rental income.
Consider the rental market and your target tenants. Ensure your villa is well-maintained and ready for occupancy. Also, think about whether you want to manage the property yourself or hire a property management service.
Renting Property
Start by browsing our Bali villas for rent listings to find a villa that suits your needs. Once you’ve found a property, contact us to schedule a viewing (onsite or online). After you’ve seen the villa and decided to rent it, we’ll guide you through the rental agreement process.
Villa rental prices in Bali vary depending on the villa’s location, features, and the season. Villas in popular areas like Seminyak and Canggu generally rent for higher prices due to their popularity with tourists. Read more about villa rental pricing factors.
You can find a range of options to suit different budgets by browsing our villa rental listings.
We only list villas available for monthly and yearly rentals. These longer-term rentals offer better value compared to daily or nightly rates. We will help you understand the terms and conditions before you sign the agreement.
Yes, foreigners can rent property in Bali. The process is straightforward, and we will assist you with all the necessary paperwork. Just make sure your passport is valid and ready for the rental agreement.
Consider your budget, location, and the type of villa you need. Think about proximity to amenities like shops, restaurants, and beaches. Also, consider the size of the villa and whether it suits your living arrangements. We can help you find a property that matches your criteria.
Yes, most of the villas in our listings are fully furnished. Some are half-furnished, but none are empty. You can choose a villa that best suits your needs.
If you need to end your lease early, contact us or the property owner. If you plan to hand over the lease to someone else, please reach out to us first to ensure everything complies with legal requirements.
Generally, modifications are not allowed since the villa is an investment for the owner. However, you can discuss it with the owner, and you might be able to make an arrangement if it benefits both sides.
Working With Bali Villa Realty
We provide an end-to-end investment property service based on your goals.
At Bali Villa Realty, we believe there is no one-size-fits-all strategy. Our experienced advisors always take the time to understand your situation, help you build a clear investment plan, estimate ROI, and recommend properties that truly fit your objectives.
This way, you can invest smarter and elevate your lifestyle with confidence.
Yes. Our in-house legal team and trusted notary partners handle all legal checks and due diligence to ensure the property is safe to buy or use.
Yes. Our senior advisor can help you build a personalized investment plan and estimate your ROI based on your goals. This consultation is free—simply book a session to get started.
Yes. Almost half of our clients are overseas buyers. We have successfully helped many expats purchase property in Bali before they arrive. See their stories here.
Yes. We offer a free 30-minute consultation with no obligation. Just book a time that suits you, and we’ll be in touch.
Yes. We have an in-house legal team and work with reputable local notaries. You’re also welcome to use your own notary or legal advisor if you prefer.
No, we don’t. Property financing for foreigners in Indonesia is very limited and strict. You may explore options with international banks or banks in your home country.
Have More Questions?
If you didn’t find your question here, feel free to contact us directly. We’ll gladly help you with any inquiries you have.
