Bali real estate

Yes, on three routes, none of them freehold. Hak Milik is reserved for Indonesian citizens, so a foreigner holds property on a leasehold (Hak Sewa), on Hak Pakai with a KITAS or KITAP and a minimum price of IDR 5 billion for a house, or as HGB through a PT PMA company. Nationality doesn’t change the list. Nominee deals, where an Indonesian holds freehold in their name for you, are not a fourth route: Indonesian courts have voided them, and we don’t arrange them.

It depends on the route, not the property. Notary and legal work, about 1% of the price, applies to all of them. A leasehold adds nothing else at purchase, because a lease is a registered contract rather than a transfer of title. Freehold and PT PMA purchases add 5% BPHTB on the sale price or the NJOP valuation, whichever is higher; an off-plan unit bought from a developer adds 11% VAT (PPN) unless the PPN-DTP 2026 waiver applies. The calculator above shows the figure for a given price and route.

By what the property has to do: short-stay rental, long-stay tenants and a home to live in each point to different areas, and each area page above shows what is for sale there. We don’t rank areas by return.

Yes, through a licence, and the licence is what decides the structure. Short-term letting in Bali is a licensed commercial activity, so the permit sits either with a PT PMA that owns the property or with a licensed Indonesian management company that operates it on your behalf. A lease held in your own name carries no licence of its own, which is why most leasehold owners let through an operator. We don’t list a property for rent under a local’s name or under a permit it doesn’t hold.

Before any money moves, the title is checked at the land office (BPN) for the holder’s name, liens and disputes, the zoning is checked against the intended use, and the building permits (PBG and SLF) are read. The deposit then goes to the notary’s account, not the seller’s. Due diligence runs while it sits there, under a binding agreement (PPJB) with exit conditions written in, so if a check fails the deposit comes back. The deed (AJB) is signed before a PPAT only once everything is clean, and the title is registered in your name or your company’s.

The price on a card is set mainly by the title and, for a leasehold, the years left on it; then by the land size in are, the area, and whether the building is finished or off-plan. Listings above are grouped by budget, so start from the band you have in mind and sort by price. A price that looks low for its area usually means a short remaining lease, a small plot, or payment ahead of construction.