Canggu

Yes, but not freehold. Freehold land (Hak Milik) in Indonesia is for Indonesian citizens only. A foreigner can hold a Hak Pakai, a registered right to use land for a fixed term, or a lease (Hak Sewa) from the Indonesian landowner, signed as a notarial deed. A Hak Pakai on privately owned land runs for up to 30 years and is renewed only by a new deed that the owner agrees to; on state land it can run 30 + 20 + 30 years, each step applied for. For a Hak Pakai the law sets minimum prices for foreign buyers in Bali (IDR 5 billion for a house, IDR 2 billion for an apartment under the latest decree), and the notary confirms the current figure. Most villas and apartments sold to foreigners in Bali are leaseholds. Arrangements where an Indonesian holds the land in their name on your behalf are void, and a Bali regulation of 2026 bans them outright.

On the Canggu projects Palmera lists, the developers state leases of 25, 27, 30 and 36.5 years, most with an option to extend. Read that option closely: an extension exists only if the contract writes it in, ideally with a fixed price or a price formula, notice periods and what happens to the building at the end. When a lease ends without an extension, the land and the buildings go back to the landowner. A lease does not end if either party dies (the heirs step in for the rest of the term), and a sale of the land does not end it unless the contract says otherwise.

Ngurah Rai International Airport is 16 to 20 km away, usually 45 to 60 minutes by car, and longer at busy times. Inside Canggu the main road, Jalan Raya Canggu, jams often, and the shortcut towards Berawa is one way. Most residents get around by scooter and use ride-hailing cars for longer trips. There is no rail in Bali, and the planned line through Berawa has no investor.

Only as a licensed business. Short-term letting needs a business identification number (NIB) with the right business code (KBLI) from the national OSS licensing system, and guests pay regional hotel tax of up to 10%. In practice foreigners let through a licensed Indonesian operator or through their own foreign-owned company (PT PMA). In 2026 the Tourism Ministry had unlicensed listings removed from the main booking sites from 1 August, and it plans an automatic licence check with those sites from June 2027.

No. There is no visa for buying a leasehold villa. The Second Home Visa asks for at least US$130,000 in your own name at a state-owned Indonesian bank, or the purchase of an apartment worth US$1 million or more. It gives a stay permit of up to five years, renewable to ten in total. A leasehold villa does not count towards it.

For a registered title (Hak Pakai or a strata apartment) the buyer pays acquisition duty (BPHTB) of up to 5%, and the land deed official's fee is capped at 1% of the deed value. A developer registered for VAT charges VAT, at an effective 11% in 2026. For a lease the notary's fee is negotiated and the contract says who pays the annual land and building tax (PBB), which is up to 0.5% of the assessed value. Rent from letting is taxed as well, at rates that depend on whether you are resident in Indonesia, so take advice before you sign.

Six at present: PGD Aparthotel by Premier Global Development, 85 apartments with hotel-style services 700 m from Berawa Beach; Five Oceans Residence by Stetsyuk Development Group, a complex with one to three bedroom villas beside rice fields; Anta Residence by ANTA Group Development, 113 apartments on Jalan Batu Bolong; and three projects by ADVA Development: Six Stars, six two-storey townhouses with their own pools, Serenity Villas, finished villas with private pools, and ADVA Garden Village, 16 loft townhouses around a shared pool among rice fields.