Your next investment in Bali
starts with a conversation.

Yes, but not as freehold. Hak Milik, Indonesian freehold, is reserved for Indonesian citizens, and any arrangement that hands it to a foreigner directly or through a nominee is void in law. A foreign individual buys either a leasehold (Hak Sewa) from an Indonesian landowner, the most common route in Bali, or a Hak Pakai, a registered right to use. An apartment can be held on strata title in a building that qualifies for foreign ownership, which the developer's notary has to confirm for that building.

As long as the contract says. Industry guides put typical Bali lease terms at 25 to 30 years, and an extension exists only if it is written into the deed, ideally with a fixed price or a price formula. Totals such as "30 plus 30" are contract options, not a right in law. When the term ends, the land and the building go back to the owner unless an extension was agreed. Under the Indonesian Civil Code a lease survives the death of either party, and a sale of the land unless the lease says otherwise.

Hak Pakai is the right to use land for a fixed term, and the only land title a foreign individual can hold in their own name. The "up to 80 years" figure applies only on State land: 30 years, extendable by 20 and renewable by 30, each step applied for and approved, never automatic. On land owned by an Indonesian, the usual Bali case, the term is up to 30 years and renews only through a new deed the owner agrees to. Foreign buyers in Bali also face minimum prices, IDR 5 billion for a house and IDR 2 billion for an apartment; confirm the current figure with the notary.

On a registered title the buyer pays BPHTB, an acquisition duty of up to 5% on the higher of the price and the government-assessed value, less an allowance each regency sets. The seller pays a 2.5% final income tax. A new home bought from a developer carries VAT, at an effective 11% for most homes in 2025 and 2026. The land deed official's fee is capped at 1% of the value in the deed, and the yearly land and building tax (PBB) is up to 0.5% of the assessed value. Regencies set their own rates, so we confirm the figures for each project.

Only as a licensed business. Every accommodation business needs a licence through the national OSS system, an NIB with the right KBLI code, and regional hotel tax of up to 10% applies. In 2026 the Tourism Ministry had unlicensed listings removed from nine booking platforms, Airbnb and Booking.com among them, with 259 delisted by 1 August 2026, and an automatic licence check with the platforms is targeted for June 2027. For a foreign owner the lawful routes are a company with foreign shareholders (a PT PMA) or letting through a licensed Indonesian operator.

Not on its own: no visa is granted for buying a leasehold villa. The Second Home Visa asks for at least US$130,000 held in a state-owned Indonesian bank, or the purchase of an apartment worth at least US$1 million, and gives a stay permit of up to 5 years, extendable to 10, for government fees of IDR 13 million. The Golden Visa is tied to investment in government bonds, listed shares or deposits, and its official material has no property route.

Because Bali projects aimed at foreign buyers are commonly marketed in dollars, and you can switch the currency at the top of the page. The contract itself is a rupiah matter: Bank Indonesia requires transactions in Indonesia to be made in rupiah, so a dollar figure is a conversion, never the contract price.

Nothing to the buyer. Our commission is paid by the developer, so you pay the same price as buying direct. Taxes, notary fees and any licence costs are separate, and we set them out in full before you sign. On any lease or title we recommend that your own independent notary or lawyer checks the certificate, the zoning and the permits.