How Much Does a Villa in Bali Cost? Prices by Area and Budget
A two-bedroom pool villa in Bali usually lists between Rp 4.5 billion and Rp 6.6 billion, a three-bedroom between Rp 6.4 billion and Rp 12.…
Buyer's journey
Buying property in Bali: the buyer's journey in four steps
Buying in Bali comes down to four steps: pick the area and budget, check the property and the seller, close the deal, then rent it out and sell when the time comes. Each step below lists our guides in the order the questions come up, from the entry price to the tax on rental income and the exit.
- 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
Step 1 of 4
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.
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…
Rent or Buy in Bali: The Numbers Over Five Years
We priced the same two-bedroom villa in Canggu three ways: rented by the month, rented by the year and bought on a leasehold. The answer is…
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…
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 compe…
Bali Land Prices by Area: Per-Are Rates and Trends
An are (100 m²) of land in central Canggu costs about ten times what the same are costs in Tabanan. Two reviews of the Uluwatu market disag…
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 …
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 properti…
Bali Tourism Statistics: Arrivals, Markets and the 2026 Plateau
Bali counted 3,900,965 foreign visitors from January through July 2026, 1.98% fewer than a year earlier, after a record 2025. Demand has le…
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…
Nuanu City in Bali: What It Is and What's Being Built
Nuanu is a planned creative town on the Tabanan coast. The school, the beach club and the footpaths opened before most of the houses, which…
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…
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 o…
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…
Step 2 of 4
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.
Can Foreigners Buy Property in Bali? What the Law Allows
You can't hold freehold land in Bali as a foreigner, but you can legally control a villa or an apartment for decades. The route you pick de…
Hak Pakai for Foreigners: Right-to-Use Title, HGB and Hak Milik Compared
Hak Pakai is the only land title a foreigner can hold in their own name in Indonesia. It comes with a residence requirement and a price flo…
Leasehold vs Freehold in Bali: What You Own and What It Costs
For a foreign buyer, freehold in Bali really means a long registered title: Hak Pakai in your name or HGB through your own company. Leaseho…
Bali Leasehold Extensions: What Happens When the Lease Runs Out
When a Bali lease expires, the land and the villa go back to the landowner unless the contract says otherwise. Indonesian law doesn't exten…
PT PMA for Property in Bali: When It Makes Sense and What It Costs
A PT PMA is an Indonesian company you own as a foreigner. It can hold a right to build (HGB) on a villa for up to 80 years and run it as a …
Nominee Arrangements in Bali: What the Law Says
A nominee arrangement puts Bali land in an Indonesian citizen's name while a foreigner pays for it and keeps a side agreement. Indonesian l…
Bali Property Due Diligence: The Checklist Before You Pay a Deposit
Before you put a deposit on a Bali property, check four things: the land certificate, encumbrances, the plot's zone and the building permit…
How to Check a Bali Developer Before You Pay
Bali has no official list of reliable developers and no regulated escrow for home sales. What it does have is four public registers where a…
Bali Zoning (RDTR): How to Read It and Why It Decides Everything
A land certificate tells you who holds the plot and nothing about what you're allowed to build on it. That answer sits in the RDTR, and sel…
PBG and SLF: Building Approval and Certificate of Occupancy in Bali
PBG approves a Bali villa before it's built, and SLF certifies it once it's finished. Plenty of completed villas have the first and not the…
Buying Off-Plan in Bali: Deposits, Payment Schedules and Handover
Most villas in Bali sell before they're finished. Buying off-plan gets you a lower entry price and payments spread over the build, and it m…
Step 3 of 4
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.
How to Buy Property in Bali, Step by Step (Including From Abroad)
A clean Bali purchase takes four to eight weeks from deposit to signing, and you can close it without getting on a plane. The legal structu…
Notary and PPAT in Bali: What They Do and What They Charge
On a Bali deal you'll often meet one person with two titles on the door: Notaris and PPAT. They're separate appointments under separate law…
Bali Property Taxes for Foreigners: Buying, Owning, Selling
Indonesia doesn't tax a foreign buyer at a higher rate than a local one. What changes your bill is the structure you buy through, the regen…
Transferring Money to Indonesia for Property and Bringing Rent Home
Buying a Bali villa from abroad means a bank wire in rupiah, sent in stages that match the contract. Getting rent back out is just as legal…
Can Foreigners Get a Mortgage in Bali? Financing Options That Exist
Almost no foreign buyer finances a Bali villa with an Indonesian mortgage. The reason isn't your passport. A bank needs a registered title …
NPWP and Tax Residency in Indonesia for Foreign Owners
Owning a Bali villa doesn't make you an Indonesian taxpayer. Earning rent from it does, and spending more than 183 days a year on the islan…
Indonesia Golden Visa: Investment Thresholds and Who It Suits
The Golden Visa gives an investor five or ten years in Indonesia without a sponsor or yearly renewals. It doesn't give anyone the right to …
KITAS and Long-Stay Visas in Indonesia for Property Owners
Match the permit to your money. Foreign income points to the E33G, and your own Indonesian company points to the E28A. If you live on savin…
Step 4 of 4
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.
Bali Villa Rental License: What You Need to Rent Out Short-Term
For years a Bali villa could take nightly guests on Airbnb without anyone asking for a license. In 2026 the booking platforms started askin…
Bali Property Management Fees and Rental Guarantees: What the Agreement Should Say
A Bali management company takes a share of your villa's revenue, and the contract decides what that share is calculated on. Four clauses in…
Bali Villa Rental Yield by Area: Gross vs Net
A Bali villa earns what its nightly rate and occupancy allow, and the owner keeps roughly 60% of that. We took what five areas earned over …
Bali Villa Occupancy Rates and Seasonality
The average short-term listing in Bali fills about a third of its nights, while star hotels fill well over half their rooms. A villa makes …
Airbnb, Booking.com or Direct: What OTA Commissions Do to Villa Income
A platform keeps about 15% of every booking before anyone else sees a rupiah. Follow one booking from the guest's card to the owner's accou…
Bali Villa Running Costs: Utilities, Pool, Staff and Upkeep
People cost more than power. One gardener and one night guard run Rp 6–8 million a month, while 1,000 kWh of electricity comes to Rp 1.7 mi…
Rental Income Tax in Indonesia: PPh 26, PHR and Who Pays
If you live abroad and rent out a Bali villa, Indonesia takes 20% of the gross rent before you see a rupiah of it. Guests pay a separate 10…
Selling a Villa in Bali: Tax, Commission and Time on Market
A seller in Bali pays tax on the sale price, not on the gain, so the exit costs are easy to estimate before you list. The harder questions …
