Disclaimer

Prices are indicative

Developers and owners set the prices, and they change them. A developer can raise prices between construction stages, sell out a unit type or change the payment schedule without notice. A listing shows the latest price we received, and it does not hold the unit for you.

The site quotes every price in Indonesian rupiah (IDR, written Rp). Law No. 7 of 2011 on Currency and Bank Indonesia Regulation No. 17/3/PBI/2015, Article 11, require sellers in Indonesia to quote prices in rupiah only. The binding price, payment schedule and any conversion rate appear in the contract.

Photos and renders

Photos, renders and floor plans come from the developers and owners, either sent to us directly or taken from their official materials. Area photos are our own or come from openly licensed sources. The rights stay with their owners.

A render shows what the developer plans to build. It is not a photo of the finished property, and the finishes, garden or view may turn out different. Images are not part of any offer, and only the specification in the contract counts.

Two kinds of yield

We always show two figures. Gross rental yield is rental revenue divided by the purchase price, and it is the number most brochures print. Net yield is what is left after the management fee, taxes, empty nights and maintenance.

In our experience, those costs take 30 to 50% of revenue. That is how a brochure can promise up to 20% a year on a villa that earns 6 to 10% net. In strong locations with professional management, net reaches 8 to 12%. Compare markets and properties by net yield only.

What goes into our estimate

• Average daily rate (ADR): taken from comparable properties in the same area. For an off-plan property, we mark it as an estimate.
• Occupancy rate: shown as a range of scenarios, from cautious to strong, so you can see how much the result depends on it.
• Operating expenses: management fee, taxes, vacancy and maintenance, each as a share of revenue.
• Lease term: for a leasehold property, the estimate runs only for the years left on the lease, as the developer states them.

What we do not guarantee

No figure on this site is a promise of income. What a property actually earns depends on the market, the manager, the season, the law and the state of the building. An area that did well in the past may not do as well in the future.

Ownership rules in Bali

• Foreigners cannot hold freehold (Hak Milik) in Indonesia. The legal routes are leasehold (Hak Sewa), a right-to-use title (Hak Pakai) for foreign residents, and a foreign-owned company (PT PMA) holding a right to build (HGB).
• Holding property through an Indonesian nominee is not a legal route. Article 26(2) of the Basic Agrarian Law makes such arrangements void. We do not arrange or recommend them.
• Legal short-term rental needs four approvals, in this order. The land must sit in a zone that allows tourism use (RDTR). The building then needs a building approval (PBG), a certificate of occupancy (SLF) and an active rental license (NIB). For each property we show where every document stands, open items included.
• Escrow is rarely available for off-plan purchases in Bali. The buyer is protected by a construction-linked payment schedule: each payment falls due only when the matching stage is built.

No legal or tax advice

This site does not provide legal, tax or financial advice. What you owe in tax depends on how you hold the property, where you are tax resident and whether you rent it out. Before you sign, talk to an Indonesian notary (PPAT) or lawyer, and to a tax adviser at home.

Sources

Outside figures such as tourism statistics, price indices and rental rates come from official publications and industry sources, named in the text. Where a figure is our own estimate, we say so. We do not link to other websites, so the source name is there for you to check it yourself.