Bali Villas for Sale

Yes, but not as freehold. Hak Milik is reserved for Indonesian citizens, so a foreigner holds a villa on a leasehold (Hak Sewa), on Hak Pakai with a KITAS or KITAP and a minimum price of IDR 5 billion for a house in Bali, or as HGB through a PT PMA. Nationality makes no difference; a US passport gets the same three routes.

The card price is set mainly by the title (a leasehold is priced on the years left on it), the land size in are, the area, and whether the villa is built or off-plan. Sort the cards above by price for the range on the day you look, then add the closing costs from the calculator above. A price that looks low for its area usually means a short remaining lease, a small plot, or payment ahead of construction.

Notary and legal work, about 1% of the price, on every route. On a leasehold that is the only acquisition cost: a lease is a registered contract, not a transfer of title, so there is no BPHTB. Freehold and PT PMA purchases add BPHTB of 5% on the sale price or the NJOP valuation, whichever is higher, plus company setup for a PT PMA. A new villa bought off-plan from a developer carries 11% VAT (PPN), which the PPN-DTP 2026 waiver can remove within its price cap and end date. PBB land and building tax then runs yearly on the NJOP value. The calculator above adds these up for a given price and route.

The lease ends on the date in the deed, and the land, with the building on it, goes back to the owner. An extension exists only if the deed creates one, and the clause is as strong as its wording: a fixed price or a formula binds the owner; “market rate” without a method, or “subject to approval”, does not. Read that clause before anything else. We don’t estimate what an extension will cost, because there is no reliable land-price series for these areas.

Payments go to the developer in stages tied to construction, and Indonesia has no mandatory escrow to hold them. The deposit, the number of stages and what triggers each one vary by developer, so the schedule in the contract matters more than the brochure. Before you commit, ask for the PBG and the title of the plot; a developer with neither is asking you to fund the permit process. We don’t quote a “typical” payment split.

Zoning comes from the regency’s spatial plan (RDTR). A plot in a green zone cannot get a PBG, so a villa there cannot be legally built or rebuilt. A completed villa with a PBG has already cleared that check; for land or an off-plan unit, ask for the zoning statement (informasi tata ruang) for that specific plot before paying a deposit.

Both are listed above under Status. For a foreign buyer every available right has an end date, so the extension terms in the deed matter more than the label.