Bali Apartments For Sale

Yes, on two routes. A foreigner with a residence permit can hold a strata unit outright (Hak Milik atas Satuan Rumah Susun) in a building on HGB or Hak Pakai land, at a minimum price of IDR 2 billion for an apartment in Bali. Without a permit, or in a building that has no strata certificates, the unit is held on a lease (Hak Sewa), or through a PT PMA as HGB. Freehold land title (Hak Milik) stays with Indonesian citizens either way.

One of two things, and the card label doesn’t always say which. A strata unit comes with its own certificate, registered at the land office, and can be sold or inherited on its own. A unit in a building without strata certificates is a lease inside the developer’s land lease: you hold the unit for a term, and that term can’t exceed what the developer holds on the land. Ask for the land certificate and the unit document together; if the two terms don’t match, the shorter one is yours.

An average would put a 22-square-metre studio in Bingin and a 100-square-metre strata unit in Canggu in the same number, so it isn’t one worth quoting. The card price is set mainly by the unit size, the title and the years left on it, whether the building is finished or off-plan, and the area; sort the cards above by price for the range on the day you look. Bali’s 15-metre height limit keeps buildings to three or four floors, so an apartment here is priced closer to a small villa than to a high-rise unit elsewhere in Asia. A price that looks low usually means a studio-sized unit, a short remaining term, or payment ahead of construction.

At purchase: notary and legal work, about 1% of the price, on every route; 5% BPHTB only where a title is transferred, so on a strata purchase or through a PT PMA, not on a unit lease; and 11% VAT (PPN) on a new unit bought from a developer unless the PPN-DTP 2026 waiver applies. After that, a service charge and a sinking fund for the pool, lifts, security and common areas, set per building by the developer or the owners’ association, plus PBB land and building tax on the NJOP value. The calculator above covers the purchase side; the service charge schedule comes with the unit.

Most apartments in Bali are sold off-plan, with staged payments to the developer and no mandatory escrow to hold them. Ask for the building’s PBG and the land certificate before paying a deposit; the stages themselves are the developer’s terms, not a market standard.

Yes, and in most buildings it runs through the on-site operator. Short-term letting is a licensed activity, so the permit sits with the building’s management company or with a PT PMA that owns the unit, not with a lease in your own name. Many projects sell with a rental pool or a “guaranteed return” for the first years; that figure is a term in the developer’s contract, not a market yield, and we don’t present it as one.