Ungasan

Yes, but not freehold. Freehold land (Hak Milik) can only be held by Indonesian citizens. Foreign buyers in Ungasan almost always take a lease (Hak Sewa) from the Indonesian landowner, signed as a notarial deed, and own the villa or apartment for the length of that lease. The other route is Hak Pakai, a registered right of use that a foreigner 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, and it comes with conditions, including a minimum price set by the government. Putting land in the name of an Indonesian friend or employee is void under Indonesian law, and since 2026 a Bali provincial regulation bans these nominee deals outright and penalises the people who arrange them.

The land and the building go back to the landowner unless the contract gives you an extension. That is why the extension clause matters so much: the best leases fix the extension term and its price, or a formula for it, at the start, rather than leaving it to be agreed later. Many Bali leases are written for 25 to 30 years, and longer totals usually come from extensions built into the contract. A lease does not end if either party dies, so your heirs keep it for the remaining term, and it is not cancelled if the landowner sells the land, unless the contract says otherwise.

Ngurah Rai International Airport is about 25 to 40 minutes by car, depending on where in Ungasan you start and how busy the roads are; the quicker route goes through Nusa Dua and the Bali Mandara toll road across Benoa Bay. Melasti Beach is 5 to 15 minutes away, Nusa Dua 10 to 15, the GWK Cultural Park about 15 and Uluwatu Temple about 20. Bali has no rail transport, so daily life here runs on cars, scooters and ride-hailing apps.

Only through a licensed business. Short-term letting in Indonesia is an accommodation business that needs a business identification number (NIB) and the right business classification (KBLI) through the national OSS licensing system, and guests pay a regional tax of up to 10%. A foreign owner usually lets through a licensed Indonesian operator or through their own Indonesian company with foreign shareholders (PT PMA). The government is enforcing this: unlicensed listings were removed from the main booking platforms from 1 August 2026, and an automatic licence check between government systems and the platforms is planned for 2027. If a project offers a rental programme, ask who holds the licence.

No. Indonesia has no visa for buying a leasehold villa. The Second Home Visa, which allows a stay of up to five years and can be extended to ten, needs either about US$130,000 kept in a state-owned Indonesian bank in your own name or the purchase of an apartment worth at least US$1 million. A leasehold villa does not count towards it.

It can be. The Bukit is dry limestone with no rivers, and mains water is piped in from the Estuary Dam near Denpasar. Southern Badung needs about 2,000 litres a second and gets about 750, and outages lasting several days have happened. The regency is building a new pipeline and reservoirs, one of them at Kampial in Benoa, and plans to supply hotels from desalinated seawater, but the shortfall will take years to close. Well-run projects keep large storage tanks and plan for trucked water; ask the developer exactly how the complex is supplied.