September 25, 2026·9 min read
Bali Infrastructure: Toll Roads, Rail and the North Bali Airport
Bali has seven big infrastructure projects on the table. Crews are working on two. We track where each one stands in September 2026 and how much of i…
Guides
Bali real estate guides and market research
Reports, explainers and case studies: the same material we use to model properties for clients. Every figure has a source and a date.
Buyer's journey
Buying in Bali in four steps
Our guides in the order the questions come up, from choosing the area to renting out and selling.
- Choosing the area and budget
What it costs to get in and what rentals bring in across the island's areas. Plus how Bali compares with other markets and whether to rent or buy.
14 guides in this step
- Checking the property and the seller
How a foreigner holds property, which land rights exist and what to check before the deposit: zoning, permits, the land title and the developer.
11 guides in this step
- Buying and closing the deal
How the deposit and signing work, what the notary does, which taxes the buyer pays and how to move the money. Plus financing, tax residency and visas for owners.
8 guides in this step
- Owning, renting out and selling
The rental license, the management company, occupancy and nightly rates, tax on rental income and running costs. And how to exit when the time comes.
8 guides in this step
September 25, 2026·11 min read
Beyond Bali: Lombok, Sumba, Flores and Nusa Penida for Property Buyers
Land on the islands east of Bali costs a fraction of Badung prices, and buyers ask us about it every month. What each one offers in 2026 is real. So …
September 25, 2026·10 min read
Cost of Living in Bali: A Monthly Budget by Household
Rent swings more than every other line in a Bali budget combined, so we price it separately. Everything else comes from published tariffs, school fee…
September 25, 2026·10 min read
Is Bali Property a Good Investment? A 10-Year Model
We took one ordinary leasehold villa in Canggu and ran it for ten years, from the deposit to the sale. The answer depends less on Bali than on three …
September 25, 2026·9 min read
Moving to Bali: A Step-by-Step Plan for Buyers
People who move to Bali and stay happy tend to do it in the same order: the right visa, a trial stay, a short rental, paperwork, and only then a purc…
September 25, 2026·10 min read
Bali vs Phuket: Where Property Nets More
Put the same budget into both islands and you come home with different products: a condo in Phuket, a pool villa in Bali. We compare them on price pe…
September 25, 2026·10 min read
Working From Bali: Remote-Worker Visa, Internet and What's Legal
Bali works as a remote office if three dull things line up: your status, your connection and the hours you share with colleagues. The view is the eas…
September 25, 2026·9 min read
Bali vs Dubai Property: Net Yield, Costs and Exit
Dubai sells a permanent title in a tax-free market. Bali sells a higher cash yield on a lease that runs down. We put Rp 4 billion into each market an…
September 25, 2026·10 min read
Best Area to Buy Property in Bali: Matching the Area to How You'll Use It
No area wins on every count. Decide first whether the villa earns, houses your family or waits for your holidays, and the island shrinks to two or th…
September 25, 2026·10 min read
Bali Property Market Report 2026: Demand, Rents and Zoning
Bali's visitor numbers have stopped growing, and revenue per rental listing fell 18–28% in the main villa areas over the past year. Prices held. What…
September 25, 2026·9 min read
Canggu and Pererenan Villa Yields: 2026 Calculation
An average rental listing earned Rp 376 million in Canggu and Rp 386 million in Pererenan over the year to July 2026. We ran three properties from ou…
September 25, 2026·8 min read
Canggu vs Pererenan: Prices, Rents and Who Each Suits
Villas in both areas now ask almost the same money, so the choice comes down to noise, surf and how much new supply you're willing to compete with.
Weekly issue
Bali's week in one issue
Once a week we pull together what changed for buyers and owners: rules, tourism, infrastructure and the market. The PDF comes to you on WhatsApp.
Issue 1 · September 13, 2026
Bali's economy outpaces Indonesia, and more flights head to the island
- Bali's economy grew 5.78% in the second quarter
- 706,796 foreign visitors arrived in August, with Australia in first place
- New routes: Taipei from 1 October, direct flights to Phuket, Europe through a single hub
- Tourism in Indonesia drew Rp 73.56 trillion of investment in 2025, 75% of it into hotels and restaurants
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Straight answers
Questions about our reports
Where does the data come from?
Nightly rates, occupancy and trends by area come from average revenue per listing (AirROI, trailing 12 months). The share of listings in agricultural and protected zones, and median prices, come from public for-sale listings. Property details come from developer price lists and presentations. Every model is a Rise Real Bali estimate, not an income guarantee.
Why are yields in your reports lower than in developer presentations?
Developers show gross yield. We subtract the management company, taxes, vacant nights and maintenance, about 40% of revenue, and show the net under three occupancy scenarios.
Can you model a specific property for me?
Yes, for free and before any deposit. Send a link or the project name on WhatsApp. We'll run it through the same model as our reports and point out which documents are missing.
