Tasvan Amed · computer-generated image of the project presented below.
Investing in Bali
An English-speaking contact for your villa in Bali.
Every year Bali attracts several million international travellers, and a growing share of them choose a private villa over a hotel room. For an international investor, the island offers more accessible entry prices than many seaside destinations, a diverse rental clientele and a sought-after lifestyle.
But buying in Bali is not like buying in Europe or in Dubai: a foreigner does not become the owner of the land, rental licences are strictly regulated and planning rules vary from one district to another. I help you understand these rules, compare projects and areas, and prepare the right questions before you reserve.
Preparing your real estate investment in Bali
Start with the ownership route, the total budget and how the villa will be used. These guides help you organise the checks before comparing properties.
After banking and IT project management, I chose real estate. Today I support your projects in Dubai and Bali with the same method: listen, compare and follow every file through.
Your budget, how you will use the property and your expectations come before the selection of projects. Together we prepare the questions to ask and the information to gather before any decision.
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What you get
Support from start to finish.
01
Villa selection
Properties to consider based on your budget, your intended use and your expectations.
02
Project analysis
Location, total cost and rental assumptions to compare.
03
File follow-up
Coordinating each step with the local contacts.
04
Communication in English
One contact for your questions and for following up your search.
Legal framework
How can a foreigner buy in Bali?
In Indonesia, freehold ownership of land (Hak Milik) is reserved for Indonesian citizens. Nominee arrangements are illegal and offer no protection. There are, however, three legal routes.
Leasehold (Hak Sewa)
Hak Pakai
PT PMA + HGB
Principle
Long-term notarised lease
Right of use registered in your name
Foreign-owned Indonesian company holding a right to build
Term
Depending on the contract, often 20 to 30 years, extensions negotiable
Up to 80 years (30 + 20 + 30)
Up to 80 years (30 + 20 + 30)
Condition
No residency required
Accepted immigration documents and applicable thresholds
Minimum capital and investment plan
Tourist rental
Via the licence of the lessor, the operator or a PT PMA
Residential use, no commercial letting
Yes, with a villa licence
Profile
Non-resident investor
Resident buying their own home
Investor operating directly
Most villas offered to international investors are leasehold. The lease term, the extension conditions and the ability to assign the lease are therefore at the heart of the analysis.
General information that does not constitute legal advice. Have the title and the contract checked by an independent PPAT notary and an independent lawyer.
Bali's strengths, the main areas, the rental potential and the points to check before you start. Edition of 21 September 2026.
PDF · 23.2 MB · Enter your details to download the guide.
Preparing an on-site visit
Gather the plans, the terms offered and your questions before the trip. On site, look at the access, the surroundings, the neighbourhood and properties already delivered.
Terra Sky Kaba-Kaba offer, pages 1–2, and brochure pages 29–38. Computer-generated image; terms to be confirmed in the contract.
Discover the Terra Sky development
A development announced on around 2,500 m², with one-bedroom lofts and two- and three-bedroom villas. A shared pool, reception, gym, sauna and open-air cinema are among the facilities planned in the brochure.
Brochure, pages 9–13, and architect's plan provided. Provisional images and layout, to be confirmed against the contractual documents.
Terra Sky Real Estate · Computer-generated image
Kaba-Kaba · Kediri
Terra Sky · 1-bedroom loft
A two-storey loft with fitted kitchen, upstairs suite and private pool. Estimated handover announced for March 2028; initial 30-year lease according to the project documents.
Cassandra 2 Villa C offer, pages 1–3 and 10–11. Photographs from the file provided.
Prices and features taken from the files provided, excluding any fees. Availability, terms and timeline to be confirmed before reserving. Computer-generated images show a project, not a villa that has already been delivered.
Understanding the market
The right property, in the right place.
Location, surroundings, access and rental management: each area deserves an analysis tailored to your project.
East coast of Bali · image from the Tasvan Amed file.
South-west coast: surf, cafés, a young clientele and digital nomads. Strong rental demand, high competition and heavy traffic. Pererenan and Tumbak Bayuh extend the area to the west, with gentler entry prices.
Uluwatu & Bukit
Cliffs, beaches and sunsets, high-end clientele. A highly sought-after area, but planning is under scrutiny: illegal buildings were demolished there in 2025.
Ubud
Rice fields, wellness and culture. Clientele staying longer, a calm atmosphere, far from the sea.
Sanur
East coast, families and retirees, calm sea, close to the airport and Denpasar. A more mature and more stable market.
Nusa Dua
Planned, secure hotel enclave, premium and family positioning, little land available for villas.
Amed (Karangasem)
Unspoilt east coast, diving and snorkelling. Low entry prices, but far from the airport, more seasonal demand and zoning to be checked closely.
Kaba-Kaba (Tabanan)
Between rice fields and coast, close to Canggu, in a developing area. A quieter environment and cheaper land than the south; zoning and permits are the first documents to ask for.
Each area has its own planning rules. Before any reservation, we check that the plot is properly classified for tourist use.
The listed price is never the final cost. In particular, allow for:
Notary (PPAT) and title verification
Lawyer to review the lease or sale contract
Acquisition tax (BPHTB) depending on the structure chosen
Setting up and running a PT PMA if you operate directly
Furniture and equipment if not included
Annual land tax (PBB), generally modest
In operation: rental management commission, maintenance (pool, garden, air conditioning), service charges and local tax on income.
Renting out your villa legally
The Indonesian Ministry of Tourism is stepping up checks on the authorisations of accommodation marketed on the platforms. Check the NIB, the declared activity and the operator's authorisations; a non-compliant property can be removed from the platforms.
A villa rented to tourists combines compatible zoning, a building permit (PBG), a certificate of conformity (SLF), an accommodation licence and tax registrations. A foreigner cannot hold this licence personally: it is held by the Indonesian lessor, the development's operator or your PT PMA.
This is one of the first questions we ask the developer: who holds the licence, under what zoning, and when will it be issued?
Yes, but not with freehold ownership of the land. The legal routes are leasehold (a long-term lease), Hak Pakai (subject to conditions) and a PT PMA company. Arrangements using an Indonesian nominee are illegal.
What is a leasehold in Bali?
It is a long-term notarised lease on a plot or a villa. You hold the right of use for the term set in the contract. At expiry, the property reverts to the landowner unless an extension is provided for. The remaining term directly influences resale value.
Do you have to live in Indonesia to invest?
Not for a leasehold or a PT PMA. For Hak Pakai, the immigration documents and the conditions applicable to the property must be checked.
Can I rent out my villa on Airbnb?
Yes, if the villa has the required licences and a verified registration. Non-compliant listings can be removed from the platforms; check the current rules with the operator.
Which area should you choose in Bali?
It depends on your budget, the clientele you are targeting and your personal use. Canggu and Uluwatu target strong tourist demand, Sanur and Ubud quieter stays, Amed a nature positioning at a lower entry price.
What budget should you plan for a villa in Bali?
The projects presented on this page start at around €140,000 for a two-bedroom leasehold villa. Add acquisition costs, any legal structure and furnishing.
Is buying off-plan in Bali risky?
The main risk concerns timelines and permits. Check the zoning of the plot, the existence of the building permit, the developer's track record (properties already delivered) and the payment schedule tied to construction progress.
Can you support me if I live abroad?
Yes. Most of the preparation is done remotely, in English. We then arrange an on-site visit if you wish.
Two- or three-bedroom villa: how to choose?
Start with the intended use and the total budget. Then compare properties in the same area: price, size, running costs and fit with the visitors you are targeting. The number of bedrooms alone does not tell you about profitability.
How do you combine personal stays and rental?
First note the dates when you want to use the villa. They must be factored into the calendar and the rental assumptions, along with management and maintenance costs.
Why visit the surroundings of the property?
A photo does not always show the access, the neighbourhood or the noise. A visit lets you test your expectations against the real environment and prepare your questions.
Client reviews · Mago's experience in Dubai
Trust is built.
“Thank you to Hajar and Mago for their support in completing my first purchase.”
Raphaël Falconnat
Review taken from the Mago Immo Dubai website · Purchase in Dubai
This testimonial relates to support provided in Dubai.
Let's talk about your project
A first call, with no obligation.
Tell me your budget and your goals so we can prepare our conversation.
Free guide · PDF · 7 pages · in French
