September 25, 2026·9 min read
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 regency the vil…
Ownership and tax
Owning property in Bali: law and tax explainers
How a foreigner holds property in Bali, what happens when a lease runs out and which taxes a buyer and an owner pay.
September 25, 2026·8 min read
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% regional…
September 25, 2026·8 min read
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 island changes …
September 25, 2026·9 min read
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, but sinc…
September 25, 2026·9 min read
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 to secure …
September 25, 2026·9 min read
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 own land, …
September 25, 2026·9 min read
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 savings, start …
September 24, 2026·7 min read
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 decides what…
September 24, 2026·8 min read
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. Leasehold is chea…
September 24, 2026·8 min read
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 floor. How lo…
September 24, 2026·7 min read
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 extend a lease …
September 24, 2026·7 min read
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 licensed r…
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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.
