We count a project as real when there's a signed contract and machinery on site. Everything else in the table is an announcement, however official it sounds. Dates change often in Bali, so each row carries its source.

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The only reliable growth signal on these islands is the airport. Nobody publishes land deals, and hotel statistics are patchy. So we compare them on access, demand, entry price and how easily you could sell. Every price below is an asking price from agency listings, not a recorded sale.

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The single person rents a scooter and eats at warungs. The couple cooks at home and eats out a few times a week, with a part-time cleaner. The family adds a housekeeper, a second helmet and school fees, and tuition outweighs everything else.

A couple spends about twice what one person does, not three times. A family with a child in school spends six times as much, and more than half of that is tuition. Add housing from the next section, then check it against a real week on the island.

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Bali received 6.95 million foreign visitors in 2025, the most it has ever recorded (BPS Bali). January to July 2026 ran 1.98% behind the same months of 2025, and July was the first month of the year slightly above its 2025 level. Demand isn't collapsing. It has leveled off near the record, and that's the backdrop for any purchase made this year.

Supply is the moving part. Over the year to September 2026, short-term listings in <a href="/areas/pererenan/">Pererenan</a> grew 45.6% and revenue per listing fell 27.9% (AirROI). Canggu lost 23.1% and Ubud 19.3%. New villas are splitting the same guests, so an investment case built on last year's occupancy is already out of date.

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Start with how long you plan to stay. A visa on arrival covers 30 days and one 30-day extension, at Rp 500,000 each time. That's enough to scout the island. It isn't enough to live here, and a long-stay permit is a separate application with its own paperwork.

For a year or more you'll want a <a href="/glossary/#kitas">KITAS</a>, and the type depends on where your money comes from. Remote workers with clients abroad take the <a href="/glossary/#e33g">E33G</a>. People who invest through their own Indonesian company take the <a href="/glossary/#e28a">E28A</a>. Spouses and children of a permit holder go on a family KITAS, and retirees have their own route. Our <a href="/guides/indonesia-long-stay-visas/">long-stay visa guide</a> compares them, and the <a href="/guides/indonesia-golden-visa/">Golden Visa guide</a> covers the five- and ten-year investor track.

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Take Rp 4 billion. In <a href="/areas/canggu/">Canggu</a> it pays for a two-bedroom leasehold villa and the pool in its garden. In Phuket it's roughly a 50 m² (≈ 540 sq ft) one-bedroom condo. New Phuket condos sold at a median of THB 144,000 per m² (C9 Hotelworks, May 2025), or about Rp 78 million at September 2026 exchange rates.

Our Bali catalog runs cheaper per meter: Rp 41.8 million per m² for the median villa and Rp 61.4 million for the median apartment. Quality doesn't explain the gap. Thailand sells foreigners mostly condos, because that's where they can own outright, and a condo tower carries its lobby, lifts and shared pool in the price.

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Indonesian law doesn't care where your laptop is. It cares whom you work for. The Immigration Law 6/2011 treats doing something other than the purpose you entered for as misuse of your permit. Article 122 allows a sentence of up to five years and a fine as high as Rp 500 million, and the same article applies to anyone who employs you.

Selling services to people in Bali is local work, even if the clients come from your home country and pay into a foreign account. A yoga class, a photo shoot, a consulting session for a villa owner: all of it needs a work permit. Answering emails for a company in Sydney doesn't, as long as you hold the right visa for it.

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Dubai homes averaged AED 1,636 per sq ft in August 2026 (Cavendish Maxwell), about Rp 86 million per m² at September's exchange rate. ValuStrat's index came in lower, at AED 1,513, or Rp 79 million. The median villa in our Bali catalog asks Rp 41.8 million per m², while apartments sit at a median of Rp 61.4 million.

At that rate, Rp 4 billion is about AED 820,000. In Jumeirah Village Circle (JVC), one of Dubai's busiest rental districts, apartments asked AED 1,470 per sq ft in the first half of 2026 (Bayut), so the money buys a one-bedroom of roughly 52 m² (≈ 560 sq ft). In <a href="/areas/canggu/">Canggu</a> it buys a two-bedroom pool villa.

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Most buyers pick the area where they enjoyed their last holiday. That works for a two-week stay, when a beach 100 meters away matters most. It fails for a family that needs a school run of 20 minutes rather than 45 in traffic.

Owners who lived here for a couple of years tend to move inland. In our client base since 2023, people who started in Canggu usually ended up in Umalas, Sanur or Pererenan and kept Canggu for work and dinners. If you're buying to live, you can skip that first year of trial and error.

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Bali's 2025 count of 6,948,754 foreign visitors set a record. The first seven months of 2026 brought 3,900,965, which is 1.98% fewer than a year earlier. July edged ahead of July 2025 by 0.10%, the first monthly gain of the year.

That's a pause at the top, not a slump. Hotel Investment Advisory expects the full year to finish at 6.93 million, roughly where 2025 ended. The upshot for investors: visitor growth won't rescue a weak property anymore. Our <a href="/guides/bali-tourism-statistics/">tourism statistics report</a> has the month-by-month and country detail.

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Canggu and Pererenan sell to the same people: surfers, remote workers, couples in their thirties. Guests choose between them on price and on how far they'll walk to dinner. Supply, though, is moving in opposite directions.

Canggu is the mature market. It has 3,920 listings on the platforms, and that count shrank 8.0% over the year as weaker properties dropped out. Pererenan has 626 listings, 45.6% more than a year earlier, and most new construction on this stretch of coast is going there. Revenue per listing fell in both, by 23.1% and 27.9% respectively.

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Pererenan starts just north-west of Canggu, across a small river, in the Mengwi district of Badung regency. Echo Beach is about ten minutes away, and the airport 40–60 minutes depending on traffic. Plenty of "Canggu" villas sit on the Mengwi side. Read the address.

The difference shows at night. Canggu runs on beach clubs, gyms and coworking spaces packed into a few streets. Pererenan has the same third-wave cafés, but rice fields still separate them, and the main road empties after dinner.

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Bali added a million foreign visitors in two years. BPS Bali counted 5,273,258 direct arrivals in 2023, 6,333,360 in 2024 and 6,948,754 in 2025. Growth slowed from 20.1% to 9.72%, which is what a market nearing its ceiling looks like.

Arrivals by sea are a small line that moved fast: 41,169 in 2025 against 24,819 a year earlier, mostly cruise passengers. Almost everyone else lands at Ngurah Rai.

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Nuanu sits on the south-west coast in Beraban village, Kediri district, part of Tabanan regency. It lies between Seseh and the Tanah Lot temple. Pererenan is about ten minutes down the coast road, central Canggu 15–30 minutes depending on traffic, and the airport roughly an hour away.

The beach is black volcanic sand with a strong shore break, so it's for watching sunsets and surfing, not for swimming. There's no public transport. Residents get around by scooter, car or ride-hailing apps.

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A padel court ships as a kit: a steel frame, tempered glass walls, mesh panels, artificial turf filled with silica sand, and floodlights. The installer bolts it onto a finished concrete slab. Everything under and over that kit is a separate job.

Neverlater, an Indonesian business research firm, cites supplier Datra at Rp 450–800 million per court kit for Indonesia (August 2026). The spread comes from glass thickness, the frame profile, and whether you pick a panoramic court without corner posts. Local contractors quoted Rp 300–400 million for a standard court in 2025, and Rp 0.9–1.8 bn per court once a roof is included.

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Realized investment in Indonesia reached Rp 1,931.2 trillion in 2025, up 12.7% on 2024, according to the Ministry of Investment's January 2026 release. Foreign direct investment came to Rp 900.9 trillion, 46.6% of the total. Domestic investors put in Rp 1,030.3 trillion.

The mix flipped that year. In 2024 foreign money made up 52.5% of the Rp 1,714.2 trillion total. In 2025 it stayed flat while domestic investment grew by more than a quarter. The first half of 2026 brought Rp 1,010.6 trillion, 7.2% more than a year earlier, with foreign and domestic money roughly level.

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Most people who leave Bali don't leave because of crime or earthquakes. They leave because of traffic, visa admin and a medical scare that showed them the limits of local care. The upside is just as concrete: a household can run on less than at home, private clinics see you the same day, and there's always someone who has solved your problem before.

Both columns fit on one screen. Each point then gets its own section, with the figure and its source.

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Start with what the schools publish themselves, not the ranges on review sites. All three post a full fee sheet. Canggu Community School runs from early years to the IB Diploma. Bali Island School sits in Sanur, and Green School teaches in bamboo buildings in the jungle south of Ubud.

The spread is wide even inside one school. At Canggu Community School, the final IB year costs more than twice the early years. Green School's early-years class for five-year-olds costs more than a senior year at some other schools.

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Most foreigners use private hospitals and clinics in the south. BIMC runs hospitals in Kuta and Nusa Dua, and Siloam Hospitals Bali operates a full hospital with maternity and neonatal intensive care, according to family guides. Smaller clinics in Canggu, Seminyak, Ubud and Uluwatu handle everyday cases and refer on.

Two public anchors complete the map. Ngoerah General Hospital in Denpasar, called Sanglah until 2022, is the island's main referral hospital. Bali International Hospital opened in April 2025 inside the Sanur Special Economic Zone. It logged 14,950 patient visits up to the first quarter of 2026, and 60% of patients came from abroad, according to Indonesia's economic affairs ministry.

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What you owe at purchase depends on what actually changes hands. If a title moves into your name, as with <a href="/glossary/#hak-pakai">Hak Pakai</a> (a right-to-use title) or <a href="/glossary/#hgb">HGB</a> held by your company, you owe BPHTB. Law 1/2022 caps it at 5%, and both Badung and Denpasar charge the full 5% under their 2023 regional regulations.

The duty is charged on the price minus an allowance of Rp 80,000,000. In Badung that allowance applies only to your first acquisition in the regency, so a second villa there gets none. The seller, meanwhile, pays a final 2.5% income tax on the gross price under PP 34/2016.

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Rent from a Bali villa carries two separate taxes. Jakarta levies income tax on what the owner earns. The regency levies PBJT, a tax on accommodation that the guest pays on top of the nightly rate. One doesn't replace the other, and on a nightly let you face both.

PBJT is what used to be called PHR, the hotel and restaurant tax. Law 1/2022 folded PHR into a broader tax on specific goods and services and capped the accommodation rate at 10%. Badung charges the full 10% under Perda 7/2023, and the list explicitly covers villas and private homes used as hotels. Because a nightly stay carries PBJT, VAT doesn't apply to it.

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Holding a lease on a villa doesn't require a tax number. You need one once Indonesia has a reason to tax you: you earn rent here, you become a tax resident, you let out a home you hold on <a href="/glossary/#hak-pakai">Hak Pakai</a>, or you sit on the board of an Indonesian company, including your own <a href="/glossary/#pt-pma">PT PMA</a>.

Since the 2024 reform, the number has 16 digits. Indonesians use their national ID number, while foreigners get a separate one. Beyond tax returns, you'll be asked for it by banks, by a management company paying out your rent, and by a developer if you claim the 2026 VAT relief on a new home.

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Bank Indonesia regulation 17/3/PBI/2015 requires rupiah for every cash and non-cash payment inside the country and for every price quote. So does any contract between two parties in Indonesia. A price list in another currency is a reference, and the <a href="/glossary/#ppjb">PPJB</a> and the deed carry a rupiah figure.

Settle in another currency and the fine is 1% of the transaction, up to Rp 1,000,000,000. Law 7/2011 adds up to a year's detention and a Rp 200,000,000 fine for refusing rupiah. So agree the rupiah price before you sign, and decide who carries the exchange-rate risk between stages.

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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 (<a href="/glossary/#hak-milik">Hak Milik</a>), HGU, the right to build (<a href="/glossary/#hgb">HGB</a>), and a registered <a href="/glossary/#hak-pakai">Hak Pakai</a> 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.

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It's a set of visa indexes, not a separate law. The program runs under Justice and Human Rights Ministry Regulation 22/2023 as amended by 11/2024, and it opened on July 25, 2024. Every index gives a residence permit for five or ten years in one go.

The practical difference from an ordinary investor <a href="/glossary/#kitas">KITAS</a> is the sponsor. A standard <a href="/glossary/#e28a">E28A</a> needs a sponsoring Indonesian company in which you own shares worth Rp 10 billion or more, and it lasts one or two years. Golden Visa applicants file directly on the immigration portal, evisa.imigrasi.go.id, with no sponsor at all.

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A visa on arrival costs Rp 500,000 and gives 30 days. You can extend it once, for another 30 days at the same price, so 60 days is the ceiling. The electronic version, the e-VOA, costs the same. Buy it online at least two days before you fly and you skip the payment counter at arrivals.

The extension is now fully online, with no trip to an immigration office. The Yogyakarta immigration office puts the window at no earlier than 14 days after arrival and no later than seven days before the permit runs out. Every foreign visitor to Bali also pays a Rp 150,000 tourist levy once per entry, through the Love Bali system.

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Gross yield is a year of rental revenue divided by the purchase price. It's the number on the brochure. It ignores everything between the guest's card and your bank account.

Net yield is what's left after operating costs and tax, divided by the same price. On a managed Bali villa, our model sends 18% of revenue to the management company and 12% to upkeep, repairs and empty nights. Another 10% goes to income tax if you're an Indonesian tax resident. That leaves the owner about 60%.

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Indonesian land law still runs on a statute from 1960, the Basic Agrarian Law, known locally as UUPA. Under Article 21 only Indonesian citizens may hold <a href="/glossary/#hak-milik">Hak Milik</a>, the country's version of freehold. Article 26(2) shuts the obvious workaround: a deal that moves Hak Milik to a foreigner, directly or through someone else, is void, and the land goes to the state.

That restriction targets one title rather than property as a whole. The same law, fleshed out by Government Regulation 18 of 2021, lets foreigners hold other rights over land and buildings. They differ mostly in price and in how long they last.

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Bedrooms decide who rents the villa and how much land it sits on. Nothing moves the price more, and our catalog shows a clean step: the median one-bedroom villa asks Rp 3.23 billion, a two-bedroom Rp 5.27 billion and a three-bedroom Rp 9.06 billion.

The jump from two to three bedrooms is the steepest. Three-bedroom villas more often come with a full plot, a larger pool and a view, and the land is priced in. Apartments run on different logic. You pay more per square meter but far less per unit, because the unit is small and the pool and gym are shared.

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Bali land is priced by the are, which is 100 m² (≈ 1,076 sq ft). Almost every published number is an asking price, not a recorded sale. Keep that in mind for everything below.

The top of the market is Seminyak and <a href="/areas/umalas/">Umalas</a>, at Rp 1.5–3 billion per are and more. Central <a href="/areas/canggu/">Canggu</a> follows at Rp 1.2–2.5 billion, and an Indonesian review by Brighton puts Canggu and <a href="/areas/pererenan/">Pererenan</a> at Rp 1.5–2.5 billion. The Bukit peninsula around <a href="/areas/uluwatu/">Uluwatu</a> runs Rp 0.5–1.5 billion, depending mostly on the view.

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You'll see three occupancy figures quoted for Bali, and each one measures something different. The first comes from AirROI, which tracks every short-term listing on the booking platforms: its island average is 36.0%, and the main villa areas run from 36.2% in Canggu to 46.2% in Uluwatu.

The second is BPS Bali's monthly count for star-rated hotels, which lands between 46% and 70% depending on the month. The third is what a villa with a full-time manager actually achieves. In our practice that's 60–75% over a year.

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True freehold in Indonesia, Hak Milik, belongs to citizens only (Basic Agrarian Law 5/1960, Article 21). When a Bali agent says a villa is freehold, the land title is Hak Milik held by an Indonesian. For you, that villa can become one of two things.

One is <a href="/glossary/#hak-pakai">Hak Pakai</a>, a right-to-use title recorded in your own name, which requires a stay permit and a house priced at Rp 5 bn or more. The other is <a href="/glossary/#hgb">HGB</a>, a right to build that your own <a href="/glossary/#pt-pma">PT PMA</a> holds for you. On state land either can stretch to 80 years, granted as 30, extended by 20 and renewed for 30 under PP 18/2021.

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"Managed" can mean two different deals. In a revenue share, the manager rents the villa, takes a percentage of what it earns and passes the rest to you. Your income moves with the market every month.

In a rental guarantee, the developer or an operator pays you a fixed percentage of the purchase price for a set term, whatever the villa earns. It looks safer on paper. It's also a promise with an end date, and you won't see the villa's real occupancy until the term runs out.

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Ask five builders for a price per square meter and you'll get five answers. One Indonesian contractor lists economy builds at Rp 5.5–7.5 million per m², mid-range at Rp 7.5–10 million and premium from Rp 10 million up. Another quotes Rp 9–12, 13–18 and 19–28 million for the same three tiers.

Western-run firms price in foreign currency. Converted, their tiers come to roughly Rp 15–19, 21–28 and 32–44 million per m². Nobody explains the two- to threefold gap. Overhead and project management account for some of it, imported fittings for more. The rest comes down to who the client is.

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Indonesian land rights are listed in the Basic Agrarian Law (5/1960) and detailed in PP 18/2021. Four of them come up when you buy a villa, and only one lets a foreign individual appear on the certificate.

<a href="/glossary/#hak-milik">Hak Milik</a> (SHM) is freehold with no end date, open to Indonesian citizens only. <a href="/glossary/#hgb">HGB</a>, the right to build, is held by citizens and Indonesian companies, including a <a href="/glossary/#pt-pma">PT PMA</a> with foreign shareholders. Hak Pakai, the right to use, can be held personally by a foreigner who lives in Indonesia. <a href="/glossary/#hak-sewa">Hak Sewa</a> is a lease, a private contract rather than a registered land right.

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Airbnb is putting every host on a single fee. Under the old split model the host paid about 3% and the guest paid 14–16.5% at checkout. Under the host-only model, the host pays the whole 15.5% and the guest sees no separate service fee. Hosts outside the European Economic Area, Indonesia included, switch on September 15, 2026.

The fee applies to the nightly rate plus cleaning and extra-guest fees, not to taxes. To net what you did before, you'd list about 15% higher. That's roughly what guests already paid once the old service fee went on top.

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A leasehold (<a href="/glossary/#hak-sewa">Hak Sewa</a>) is a contract to use someone else's land and building for a set period. It isn't a registered land right. It lasts exactly as long as the contract says, on the terms the contract sets.

When the term ends, the plot and everything built on it go back to the landowner. There's no buyout by default, no automatic renewal and no statutory compensation for the villa you paid for. Anything you want at that point, from a right to extend to payment for the building, has to be in the agreement already.

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Split the bill in two. Utilities are metered and priced by the state: electricity, water and internet. Everything else is labor, set by the market and by what you agree with the people who look after the villa. The second half is almost always the bigger one.

The table shows an owner-run pool villa with two to three bedrooms. Industry estimates put the whole monthly budget, repairs included, at Rp 10.5–18.2 million. If a management company runs the villa as a rental, part of the staff cost moves inside its fee, and our <a href="/guides/bali-property-management-fees/">management fees guide</a> shows how that works.

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PT PMA stands for Perseroan Terbatas Penanaman Modal Asing, a limited company with foreign investment. For most business activities, including real estate and accommodation, foreigners can hold up to 100% of the shares. You register it through OSS, the government's single online licensing system run by the Ministry of Investment.

For property, the point of the company is the title it can hold. A PT PMA can't hold freehold (<a href="/glossary/#hak-milik">Hak Milik</a>), which the Basic Agrarian Law keeps for citizens. It can hold HGB, a right to build (Hak Guna Bangunan), for 30 years plus a 20-year extension and a 30-year renewal under PP 18/2021.

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An Indonesian citizen buys the land as freehold (<a href="/glossary/#hak-milik">Hak Milik</a>) in their own name, often a friend, a staff member or someone the seller suggests. The foreigner pays. To feel protected, the foreigner signs a stack of side documents with the nominee: a loan agreement, a power of attorney, a lease back to the foreigner, sometimes a pledge over the certificate.

On paper it looks like ownership without the time limit of a lease, and without the Rp 5 bn and Rp 2 bn floors that <a href="/glossary/#hak-pakai">Hak Pakai</a> sets for a Bali house and apartment. It's usually pitched as cheaper and faster. Neither claim survives a dispute.

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