Real estate agency in Bali · Rise Real Bali
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
We're not the loudest agency on the island. Most people find us through a referral.
Our story
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
2010
The move. Ten years in another business on the island, and an insider's view of how it works.
2022
First deals and our first land. We help developers with plots and contractors.
2023
We open the agency, with lawyers and analysts on staff and our own property database.
Today
Properties you won't find on public listings, plus our own Rise Villas.
Principles
Four rules that hold no matter the size of the deal.
Every property gets a model: entry price, expenses, what lands in your account, and the length of the lease. In Bali that's 6–10% net a year, or 8–12% net in strong locations with professional management. The "up to 20%" in ads is a gross figure, before expenses.
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.
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.
It ends when the property starts paying its owner. You can't sell and disappear here. The island is too small.
Values
These aren't slogans. You can hold us to every one. Each has cost us deals, and each has brought back more.
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.
"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 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 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
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.
Reviews
In the words of people who have already bought with us. Published with their consent and without edits to the meaning.
Services
From the first call to the day you sell, you work with the same team.
Off-plan and completed villas and apartments, from Rp 1.59 bn to Rp 177 bn.
PropertiesWhere to buy to live and where to buy to rent out: Canggu, Pererenan, Ubud, Uluwatu, Nusa Dua, and six more areas.
AreasMarket research and a model for every property: what's left in your account.
ResearchDocuments before the deposit, the contract, payment, registration. Our in-house lawyers see the deal through.
Let's talkRental launch, property manager, license, reporting.
Let's talkFree document check, a yield model for buyers, marketing, and viewings.
List your propertySeven villas next to Nuanu that we built and own.
Project pageWe help at the land and product stage, then sell the finished project to international buyers.
Get in touch
Our project
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.
First step
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
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.
Nothing. You pay the developer's or seller's list price, and they pay our commission.
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.
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.
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.
Handover inspection, rental launch, choosing a property manager, the license, reporting. When you decide to sell, we list the property and handle the deal.
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.
Talk to a broker
“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