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…
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.
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…
September 29, 2026·9 min read
Common Mistakes Buying Property in Bali (and Their Cost)
The same nine mistakes show up in deal after deal on Bali. Each one has a price tag, a legal basis and a check that costs less than the mistake by a …
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…
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 …
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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.
