We run numbers, we don't make promises
Every property gets a model: entry price, nightly rate, occupancy and the length of the lease. In our models, properties in the catalog return 10–14% a year before costs, and around 8–12% after them.
Real estate agency in Bali · Rise Real Bali
We sell property in Bali.
And we build it too.
Rise Real Bali has been a real estate agency in Bali since 2023, and we've known the island since 2010. We search a database of 3,000+ units from 500+ developers, check the documents before you pay a deposit, and stay with you after the deal: rentals, management, a later sale. We build, too: seven Rise Villas in Nyanyi, next to Nuanu.
Why Rise
Why clients choose us and come back
We're not the loudest agency on the island. Most people find us through a referral.
- We have known Bali since 2010 and have worked as an agency since 2023. We knew the island before anyone called it an investment market. We know the areas, the developers, the property managers, and the things no brochure mentions.
- A financial analyst's approach. We count yield as money in your account, not as an ad percentage: nightly rate, occupancy, management, tax, vacancy. You get a model, not a promise.
- One of the largest property databases on the island. More than 3,000 units from 500+ developers, including many that rarely make it onto agency shortlists. We have no pool of our own to push, so we have no reason to steer you toward one.
- An international team of 15+. People from Europe, the US, and Asia, and all of us live here. We speak English, Spanish, Polish, Arabic and Indonesian, so we deal with buyers, developers, and notaries without an interpreter.
- Initial checks before your deposit, at our cost. Title, zoning, building approvals, the rental license, the developer's track record. If a property fails, you never hear about it. Full due diligence with a lawyer's written opinion is a separate service.
- We build. Rise Villas is our own project, from bare land to keys. After running a build ourselves, we spot the weak points in someone else's project before a buyer does.
- We stay with you after the deal. Handover inspection, rental launch, management, and a few years later, the sale. Clients remember us: they come back for a second property and send their friends.
- Free for buyers. The seller or developer pays our commission. You pay the same price you'd pay going direct.
Our story
We grew up with the island
We came here in 2010 and spent ten years running another business. We moved into real estate in 2022, after we'd bought, built, and made every mistake people make here ourselves.
How we got here
For our first ten years in Bali, we had nothing to do with real estate. We ran another business, rented houses, renovated them, argued with contractors, and learned the local rules. Slowly we got to know the side of the island you won't see in a sales deck.
In 2022 we bought our first plot and started building. We went through all of it ourselves: zoning, permits, the budget, delays, the handover, the first guests. That's when it became clear what the market lacked. It wasn't properties. It was honest numbers and people who pick up the phone after the contract is signed.
In 2023 we opened the agency, with a lawyer, analysts, brokers, and rental management on staff. A large share of our clients now come to us through people who have already bought with us.
You can check us instead of taking our word for it
- A registered agency, not a "developer rep". Your contract is with the agency, and every term is in writing before you pay.
- Something real to show you. We built Rise Villas next to Nuanu and we own it. Come see the site, or take the tour over video.
- We work across markets. Buyers from North America, Europe, Australia, and Asia, a YouTube channel, and partnerships with developers across the island.
- We stand behind our checks. Our lawyer runs the initial document check before your deposit and at our cost, and a property without clean paperwork never reaches your shortlist. Full due diligence on the property you choose is a separate service: land records, the plot's history, the permit chain, the developer and the contract, and a written opinion.
2010
Arrived in Bali
The move. Ten years in another business on the island, and an insider's view of how it works.
2022
Moved into real estate
First deals and our first land. We help developers with plots and contractors.
2023
Opened the agency
We open the agency, with lawyers and analysts on staff and our own property database.
Today
Agency and developer
Properties you won't find on public listings, plus our own Rise Villas.
Principles
How we work with every client
Four rules that hold no matter the size of the deal.
The whole market, not our own pool
The conversation starts with what you need, not with "here's what we have". We look at the whole market, including completed homes and projects that never reach public listings.
Straight talk on documents and ownership
Foreigners can't hold freehold in Bali. The options are leasehold (Hak Sewa), a right-to-use title (Hak Pakai), or a foreign-owned company (PT PMA), and we say so up front. We don't do nominee arrangements: under Perda 4/2026 they carry criminal risk for both sides.
The deal doesn't end at signing
It ends when the property starts paying its owner. You can't sell and disappear here. The island is too small.
Values
What we stand for
These aren't slogans. You can hold us to every one. Each has cost us deals, and each has brought back more.
The truth is worth more than a deal
If a property isn't worth the money, we'll tell you, even when you're ready to pay. A lost commission costs us less than a client who, a year later, warns five friends away from us. On a small island, reputation is the only capital that doesn't lose value.
A calm decision, not a rushed one
"Only two units left" and "the price goes up on Friday" aren't our lines. A purchase on the other side of the world deserves a cool head: numbers in the account, documents on the table, and time to think. A client who wasn't rushed doesn't regret the choice or look for someone to blame.
We live where we sell
We don't advise on Bali from another time zone. The team has lived on the island since 2010, visits the sites in person, and knows developers by name, not by their pitch decks. Our opinion rests on what we've seen with our own eyes, not on what we read in a brochure.
The first deal is a start, not the finish line
The keys are the middle of the story. Then come rentals, tax, the property manager, a sale down the road, a second purchase. We want a client three years in to message us "What do we buy next?" instead of "Where are you?", and that only happens if the property really pays.
Team
An international team of brokers who live in Bali
Brokers, analysts, lawyers, marketing, and rental management are on staff, not outsourced. We come from Europe, the US, and Asia, and we all live on the island. We visit properties ourselves and know the developers personally. Here, reputation works better than advertising.
15+people on the team
2010the year the founders moved to Bali
EN · ES · PL · AR · IDworking languages
Reviews
What clients say
In the words of people who have already bought with us. Published with their consent and without edits to the meaning.
Services
What we do
From the first call to the day you sell, you work with the same team.
Search and purchase
Off-plan and completed villas and apartments, from Rp 1.59 bn to Rp 177 bn.
PropertiesAreas and locations
Where to buy to live and where to buy to rent out: Canggu, Pererenan, Ubud, Uluwatu, Nusa Dua, and six more areas.
AreasResearch and yield modeling
Market research and a model for every property: what's left in your account.
ResearchDue diligence and deal support
Documents before the deposit, the contract, payment, registration. Our in-house lawyers see the deal through.
Let's talkRentals and management
Rental launch, property manager, license, reporting.
Let's talkSelling your property
Free document check, a yield model for buyers, marketing, and viewings.
List your propertyOur own project: Rise Villas
Seven villas next to Nuanu that we built and own.
Project pageFor developers and partners
We help at the land and product stage, then sell the finished project to international buyers.
Get in touch
Our project
We don't only sell. We build
Rise Villas in Nyanyi, next to Nuanu, are villas we take from bare land to keys ourselves. So we know what a contractor leaves out of the budget and what a month of delay costs, because we pay for it out of our own pocket.
from Rp 5.80 bndeveloper price, two-bedroom villa
27 yearsleasehold (Hak Sewa)
2 of 7villas still available in phase one
9.9%net at 61% occupancy · Rise Villas · Unit #4
First step
See the island with people who live on it
Thirty minutes on video: what's on the market right now, what it costs to get in, and what you'll actually net. No need to fly out. We do viewings over Zoom and handle documents remotely.
Straight answers
Questions about Rise Real Bali
Is Rise Real Bali a developer or an agency?
Both. Our main business is the agency: finding properties across the market, checking them, and supporting the deal. We built one project ourselves, Rise Villas next to Nuanu, and sell it as the developer. Its page carries the same documents and the same yield model as any other property we list.
How much does Rise Real Bali charge buyers?
Nothing. You pay the developer's or seller's list price, and they pay our commission.
Where does Rise Real Bali work?
Bali, Indonesia: Badung and Tabanan (Canggu, Pererenan, Umalas, Nyanyi and Nuanu, Kedungu), Uluwatu (including Nyang Nyang), Ubud, Nusa Dua, Sanur, and the east of the island. Our clients come from North America, Europe, Australia, and Asia, and we work both remotely and on the island.
How does Rise Real Bali get paid?
The developer or seller pays our commission under a written agreement, as a share of the sale price. It's already inside the list price, which is the same whether you buy through us or direct, so there's no buyer's fee. The only paid extras are ones you choose, such as a full legal due diligence with a lawyer's written opinion.
How do you check a property before it's listed?
Each listing records the land title, the zoning under the RDTR, the building approval (PBG), the lease term and extension clause, and the developer's track record, taken from the developer's documents and our own database. Where a document is still pending, the listing says so. A property also needs at least five of its own photos to go live. Before your deposit, our lawyer checks the specific unit again at our cost.
What happens after I buy?
Handover inspection, rental launch, choosing a property manager, the license, reporting. When you decide to sell, we list the property and handle the deal.
How can I check out Rise Real Bali?
The company details are written into every contract, and we send them on request before you sign anything. You can visit Rise Villas, the project we built next to Nuanu, in person or tour it over Zoom.
Gusti AyuBroker · Rise Real Bali · EN / ID
On WhatsApp- 15+people on the team
- 0%fee for buyers
- Freecheck before a deposit
Talk to a broker
Tell Gusti your budget. Get 3–5 villas with the real numbers.
“I'll send villas that fit your budget, with net yield, the lease terms and what we still need to check. No pressure to buy.”
Gusti Ayu, broker at Rise Real Bali
- Net yield after management, upkeep and tax
- Title, zoning and permit status for each
- Free for buyers, the seller pays our fee