Uluwatu

Yes, on a lease, not freehold. Only Indonesian citizens can hold freehold land (Hak Milik). Foreign buyers in Uluwatu take a lease (Hak Sewa) from the Indonesian landowner, signed before a notary, or, less often, a registered Hak Pakai right of use, which a foreigner with valid immigration documents can hold for up to 30 years on privately owned land, subject to conditions that include a government minimum price. Arrangements where an Indonesian holds the land in their name for you are void, and a Bali regulation passed in 2026 bans them and penalises whoever sets them up.

Strictly, Uluwatu is the south-western point of the Bukit Peninsula, around the temple, inside the village of Pecatu in South Kuta. In everyday use, and in most property listings, the name covers the whole western Bukit: Balangan and New Kuta Beach in the north-west, Bingin, Impossibles, Padang Padang and Suluban along the west coast, and the cliffs running east past Nyang Nyang towards Melasti, which itself lies in Ungasan. When you look at a project, check the village and the exact plot rather than the label.

Ngurah Rai International Airport is about 34 km away, usually 30 to 45 minutes by car, through Jimbaran and along the Bypass, and longer in the evening rush. Within Uluwatu most beaches are 5 to 15 minutes from the hills by scooter or car, the temple 13 to 20 minutes, and the GWK Cultural Park about 25.

Start with the land: the Indonesian owner's certificate checked at the land office, the zoning of the plot, and whether the plot lies on protected coastline, where building is not allowed. Then the building approval (PBG), which must be issued before construction starts, and later the certificate that the building is fit for use (SLF). Then the lease itself: the term, the extension clause and its price, the right to sublet or sell the lease, and what passes to your heirs. Tie payments to construction progress, and have your own notary, not the developer's, read the contract.

Yes, through a licensed business. Short-term letting needs a business identification number (NIB) and the correct business classification (KBLI) from the national OSS system, and guests pay a regional accommodation tax of up to 10%. Foreign owners usually let through a licensed Indonesian operator or their own company with foreign shareholders (PT PMA). From 1 August 2026 unlicensed listings were taken off the main booking platforms, and automatic licence checks with the platforms are planned for 2027.

No. There is no visa for buying a leasehold villa. The Second Home Visa, valid for up to five years and extendable to ten, needs about US$130,000 held in a state-owned Indonesian bank or the purchase of an apartment worth at least US$1 million.