Can foreigners get a mortgage in Bali? The financing that actually exists

An Indonesian mortgage is secured by Hak Tanggungan, a charge registered against a land title. Law 4/1996 lists what it can attach to: freehold (Hak Milik), HGU, the right to build (HGB), and a registered Hak Pakai that can be transferred. PP 18/2021 confirms a fixed-term Hak Pakai can be pledged.

A lease isn't on that list. It's a contract between you and the landowner, signed at a notary and never entered in the land register. The villa built on leased land can at most back a loan through a fiducia, a pledge over movable assets, which no bank uses to fund a home purchase.

Most villas in our catalog are sold as leaseholds, so for those the mortgage question ends right here.

Source: Law 4/1996 on Hak Tanggungan, Article 4; PP 18/2021; Hukumonline, June 25, 2024; ILS Law Firm

A foreigner may hold a Bali home on Hak Pakai only above a minimum price. Ministerial Decree ATR/BPN 1241/2022 puts the floor at Rp 5,000,000,000 for a landed house. For an apartment it's Rp 2,000,000,000. Anything cheaper can't be registered in your name, so there's no title for a bank to take.

In our catalog, about four in ten villas are priced below Rp 5 bn, and about a third of apartments sit below Rp 2 bn. Those buyers close through a leasehold or a company, and financing through a local bank is off the table for them from the start. Our Hak Pakai guide covers who qualifies.

Source: Kepmen ATR/BPN 1241/SK-HK.02/IX/2022; Hukumonline, February 8, 2023; KF Map, October 13, 2023; Rise Real Bali catalog, published listings at list price

Indonesian banks do lend to resident foreigners, on strict terms. Permata Bank launched a sharia home finance plan for foreigners on June 4, 2025, a rent-to-own structure (IMBT) for KITAS or KITAP holders employed in Indonesia, with financing up to Rp 15,000,000,000. It started with an apartment project in Jakarta.

Other banks appear on aggregator lists but publish no terms for foreigners. The conditions quoted across the market are an NPWP, a KITAS or KITAP, proof of Indonesian income, a 30–50% down payment and a 10–15-year term. Treat these as a starting point for a conversation with a bank, not an offer.

Source: Permata Bank, PermataKPR iB IMBT product page; BisnisUpdate, June 2025; market terms from Pashouses and Lamudi, 2025–2026, marked as secondary

Bank Indonesia held its policy rate at 5.75% at the September 22–23, 2026 meeting, after raising it by a full point over May and June (ANTARA and CNBC Indonesia, September 23, 2026). The average rate on all bank lending was 8.86% in July 2026, according to Bank Indonesia's money supply report.

Mortgage price lists look cheaper than that at first. BCA's list, valid to October 31, 2026, starts at 1.23% fixed for one year and 3.81% for five. Then the loan moves to an 11% floating rate, reviewed every six months. The promotion covers new homes from partner developers, and BCA's page says nothing about foreign borrowers. Price any Indonesian loan at the floating rate.

Regulation allows loans up to 100% of the value through December 31, 2026. At BCA, zero-deposit loans made up less than 1% of new primary-market mortgages in the third quarter of 2025 (Kontan).

Source: Bank Indonesia, September 23, 2026; ANTARA; CNBC Indonesia; Kontan, August 2026 and December 2, 2025; BCA, rumahsaya.bca.co.id

On an off-plan villa, the developer's schedule does the job a mortgage would do. In our catalog, 157 listings publish the payment split in percentages. The most common first payment is 30% (66 listings), then 50% (26), 10% (20) and 20% (15). Later payments follow the build over 12 to 24 months, tied to foundation, structure, roof and handover.

These plans aren't free money. Anteyac's 2026 review puts the markup over the cash price at 5–15%. Spread a 10% markup over 18 months and it works out to about 6.7% a year, against an 11% floating mortgage. That comparison is rough, since a markup is charged on the full price and interest on the balance. It still shows why buyers pick the schedule. It also needs no KITAS, no NPWP and no pledged title.

Source: Rise Real Bali catalog, published listings; Anteyac, Bali villa cash vs financed buyer, 2026; our calculation

Banks in your home country won't take a Bali villa as security. Singapore's UOB, OCBC and DBS lend on overseas property in a short list of markets, and Indonesia isn't on any of them. Maybank's overseas mortgage from Malaysia covers the UK, Australia, Singapore and Japan.

What does work is borrowing against a home you already own and buying in Bali for cash. That's a remortgage or equity release in the UK, an equity loan in Australia or a home equity line of credit in the US. Your house stays the collateral, so price in that exposure along with the exchange rate between your loan and a rupiah contract.

Source: UOB, OCBC and DBS overseas property loan pages; Maybank2u, overseas mortgage loan scheme; MoneySmart; GMG, 2026

Start from how much cash you'll have at each stage, then pick villas whose payment plan fits it. Our off-plan guide covers what to check before you commit to a schedule, and transferring money to Indonesia covers how each payment moves.

Tell us your budget and timing. We'll shortlist villas from the catalog and in each area whose payment plans match, and ask for the cash price so you can see the real cost of the schedule.

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