Karangasem

Yes, but not freehold. Hak Milik, Indonesian freehold, is for Indonesian citizens only. Most foreign buyers in Bali take a leasehold: a contract with the Indonesian landowner, usually for 25 to 30 years, signed as a notarial deed. An extension exists only if the contract says so, ideally at a price or formula fixed at the start. The other route is Hak Pakai, a registered right of use that a foreign individual with valid immigration documents can hold. On privately owned land it runs for up to 30 years and is renewed only by a new deed that the owner agrees to. For Hak Pakai the minimum price for a foreign buyer in Bali is IDR 5 billion for a house and IDR 2 billion for an apartment. Never use a nominee, an Indonesian name holding the title for you: such arrangements are void, and a 2026 Bali regulation bans them.

About two hours from Virgin Beach to Ngurah Rai International Airport, depending on traffic. The road follows the Ngurah Rai bypass and then the east coast road past Padangbai and Candidasa. Ubud is about an hour and three quarters away and Candidasa about twenty minutes. There is no toll road or rail in east Bali, and taxis are scarce near the beach, so most residents drive.

Quiet. The beach itself has a handful of warungs and cafés and rows of day beds, and the water is calm and clear on most days, though waves can rise quickly with the tide. For restaurants and dive shops people go to Candidasa, and for shops, markets and the public hospital to Amlapura, the regency seat. BaliMed has a private hospital in Bebandem. The larger private hospitals are in Denpasar and Sanur, about two hours away.

No. Indonesia grants no visa for buying a villa on a leasehold. The Second Home Visa asks for at least US$130,000 held in a state-owned Indonesian bank or, on the official terms, the purchase of an apartment worth at least US$1 million. It gives a stay permit of up to five years, extendable to ten. Check the current rules with an immigration adviser before you plan around them.

Only through a licensed business. Short stays count as an accommodation business that needs a business number (NIB) with the right activity code through the national OSS system, plus a tax number, and guests pay a regional hotel tax of up to 10%. In practice a foreign owner lets through a licensed Indonesian operator or through their own foreign-owned company (PT PMA). From August 2026 unlicensed listings have been removed from the large booking platforms, so ask any developer how the building will be licensed before you buy.

It depends on the title. For a registered title such as Hak Pakai or a strata apartment, the buyer pays acquisition duty (BPHTB) of up to 5%, and the land deed official charges no more than 1% of the value in the deed. Land and building tax (PBB) runs at up to 0.5% a year of the assessed value; under a lease, who pays it is set by the contract. A new home bought from a VAT-registered developer carries VAT at an effective 11%. Prices and payments inside Indonesia must be in rupiah. Rates are set partly by each regency, so confirm them with your notary.

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