Seminyak

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. Most villas sold to foreigners in Bali are leaseholds, and at Minori the lease is held through the developer's foreign-owned company (PT PMA). Arrangements where an Indonesian holds the land in their name on your behalf are void, and a Bali regulation of 2026 bans them outright.

Seminyak is an urban village of the Kuta district in Badung, on the west coast just north of Legian and Kuta. The three form one built-up strip along the beach, so the borders are hard to see on the ground. Roughly, Jalan Camplung Tanduk (Dhyana Pura) marks the Legian side, Sunset Road runs along the east, and to the north the area merges into Petitenget, which belongs to Kerobokan in North Kuta. Many listings use the name Seminyak for the Petitenget side as well.

Ngurah Rai International Airport is about 10 km away, roughly 15 minutes by car in light traffic and much longer at peak times. Inside Seminyak the narrow main streets, Jalan Kayu Aya and Jalan Raya Seminyak, jam often, and Sunset Road on the eastern side is usually faster. Many residents walk or ride scooters for short trips. There is no rail in Bali, and the planned line through Seminyak 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%. Tourism zoning of the land is a precondition, not a licence in itself. 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.

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) 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.

One at present: Minori by Eco Invest Group, a gated complex of 11 villas a few steps from Sunset Road. Each villa has its own pool, terrace and garden, and the complex has a shared pool, a lounge with a barbecue and a spa building. Two, four and five bedroom villas are on sale, and Double Six Beach is about five minutes away.