October 5, 2026·11 min read
Bali Real Estate Agent: License, Commission, How to Vet
Anyone can call themselves a Bali real estate agent, but the rules on who may act as one got stricter in October 2025. Here is what a legitimate agen…
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
October 5, 2026·10 min read
Bali Apartment Investment: Ownership, Yield, Exit
Most apartments sold to foreigners in Bali are leasehold units, and their income depends on the operator's contract more than the building. Here's wh…
October 5, 2026·9 min read
Bali Townhouse for Sale: Prices, Titles and Fees
A townhouse shares a wall with its neighbor, and that one fact shapes its price, its paperwork and who rents it. We set the townhouses in our catalog…
October 5, 2026·11 min read
Bali Property Valuation: How to Value a Villa
Bali has no public record of sale prices, so a property's value comes from three lenses and, on a leasehold, the years left. We run all three on one …
October 5, 2026·11 min read
Bali Property Lawyer: Role, Fees and How to Choose One
A Bali notary has to stay neutral between buyer and seller. The lawyer you hire yourself is the one professional who answers to you alone.
October 3, 2026·9 min read
Bali Villa Insurance: What It Covers and What It Costs
No law makes a villa owner in Indonesia buy insurance, yet a basic fire policy skips the risks Bali actually has: earthquake, flood and a guest who g…
October 3, 2026·9 min read
Villa Handover Checklist for Bali: Inspect Before You Sign
Handover is the last moment a defect costs you nothing to raise. Once you sign the acceptance record, the burden of proof shifts to you.
October 3, 2026·9 min read
Fractional Villa Ownership in Bali: How the Law Treats It
Indonesia has no law written for fractional villas. Each deal combines company law, land law and a contract, so what you hold depends on the pieces used.
October 3, 2026·9 min read
Indonesia Positive Investment List: Open and Closed Sectors
Since 2021 Indonesia has worked on a positive list: every sector is open to investors unless the list says otherwise. The national closed list is sho…
October 3, 2026·9 min read
Bali Building Height Limit: The 15 Meter Rule Explained
Bali caps buildings at 15 meters above ground, a limit written into the provincial spatial plan. Villas, apartments and hotels all fall under it, and…
October 3, 2026·10 min read
Transfer Money Out of Indonesia: Limits, Tax and Papers
Indonesia lets you move money out freely, but since July 2026 your bank wants proof behind anything sizable. Here are the two limits, the tax that co…
October 3, 2026·10 min read
Bali Villa ROI: Where the Return Actually Comes From
A brochure ROI counts the rent and forgets the lease. We split one villa's ten-year return into its parts, so you can see which ones pay you and whic…
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 4 · October 3, 2026
15.5 million passengers through Ngurah Rai, a new airline from Taipei, and a Rp 1.2 trillion port in Jembrana
- Ngurah Rai Airport: 15.5 million passengers in eight months, 65 routes
- August arrivals: 685,994 foreign tourists, up 0.46% year on year, with France overtaking India
- Starlux Airlines opens Taipei-Bali, five flights a week
- The Pengambengan fishing port breaks ground in Jembrana: at least Rp 1.2 trillion and about 25,000 jobs
Issue 3 · September 27, 2026
A tunnel under Canggu, a tram breaking ground, and property tax outpacing the rest
- The Gatsu Barat–Canggu tunnel: 2.4 km underground, budgeted at Rp 3.5 trillion
- The airport–Canggu tram breaks ground in 2027, a 13.1 km line built in two phases
- Bali's 8-month revenue hit Rp 13 trillion, up 8.21% year on year, with property-transaction tax up 26.1%
- July arrivals rose 15%, and the villa market enters a new cycle
Issue 2 · September 20, 2026
Infrastructure week: the airport, the roads and the parking lots
- AirNav and Boeing are modeling how to raise Ngurah Rai's capacity without a second taxiway
- Badung is putting Rp 4.8 trillion into construction and land purchases for parking
- Bali's fishing port moves to Jembrana, freeing Benoa for cruise ships and yachts
- Melbourne–Denpasar gets four flights a week starting October 19
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.
