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Frequently Asked Questions
Everything you need to know about buying property in North Cyprus — from legal process to lifestyle.
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Buying Process in Bali
From initial enquiry to notarizing your leasehold or property agreement — here's how it works.
How do I start the process of buying property in Bali?
+The process is straightforward. First of all, you can browse our verified listings or tell us your requirements and budget, and we will send a personalised shortlist within 24 hours. Once you identify a property (either remotely via video tour or during a site visit), you pay a reservation deposit (typically $2,000–$5,000) to take it off the market. Consequently, a thorough legal due diligence is conducted. Finally, you complete the purchase through a local public notary (PPAT). Therefore, the entire timeline from reservation to official contract signing typically takes just 2–3 weeks.
Can foreigners legally buy property in Bali?
+Yes, absolutely. Foreign nationals can legally and safely acquire property in Bali using structures regulated by Indonesian agrarian law. Currently, the most popular method is Leasehold (Hak Sewa), giving you long-term rights (typically 25–30 years with guaranteed extensions). Alternatively, you can use Hak Pakai (Right to Use) under your personal name. Furthermore, you can set up a foreign-owned company (PT PMA) to own the property under Hak Bangunan (HGB). Whichever route you choose, the entire transaction is officially certified and registered by a government-appointed notary (PPAT).
What are the steps in the buying process?
+There are six clear steps to follow:
- Step 1: First, choose your villa/apartment and pay a reservation deposit to secure it.
- Step 2: Next, appoint a legal advisor or notary (PPAT) to conduct background and land title checks.
- Step 3: Subsequently, draft and review the Lease Agreement or Hak Pakai Sales & Purchase Agreement.
- Step 4: Following this, sign the final deed (Akta) in front of the public notary (PPAT).
- Step 5: Meanwhile, settle the payment per your agreed milestone schedule and pay the notary/transfer taxes.
- Step 6: Finally, take handover of the keys and register your leasehold/title into the official records.
Do I need to visit Bali before buying?
+While we always love welcoming you to the island, it is not strictly necessary. In fact, many international clients purchase completely remotely using our detailed video tours, 360° virtual walk-throughs, and live video calls from the site. Additionally, legal documents can be processed and signed remotely via a Power of Attorney (PoA) handled through the notary. However, if you choose to visit in person, we gladly provide guided project tours, area orientations over 2–3 days, and introduce you to vetted legal experts.
How long does the entire buying process take?
+For completed properties (ready to move in or rent out), the process takes about 2–4 weeks for complete due diligence and notary signing. On the other hand, for off-plan villas (under construction), it usually takes 10–14 months depending on the build schedule. In this case, your interest-free payments are tied directly to construction milestones.
Can I buy property through a company instead of personally?
+Yes, and for multiple commercial investments, it is highly recommended. For this purpose, you can set up a PT PMA (Foreign-Owned Company) in Indonesia. A PT PMA allows you to legally operate a rental business, open corporate bank accounts, and hold a more secure title like Hak Bangunan (HGB / Right to Build). Setting up a PT PMA typically takes about 2–3 weeks and costs approximately $1,500–$2,500. Therefore, our legal team can help you decide whether a personal leasehold or corporate ownership suits your long-term goals best.
Legal & Property Rights in Bali
Understanding the Indonesian legal framework and your property rights.
What types of ownership structures exist for foreigners in Bali?
+Under Indonesian law, foreigners cannot directly own Hak Milik (absolute Freehold). Instead, three secure, legally protected structures exist to overcome this limitation:
- Leasehold (Hak Sewa): In general, this is the most popular and straightforward structure. You hold long-term lease rights (typically 25–30 years) with a contractually guaranteed extension option at a market or predetermined rate. Furthermore, it is fully transferable.
- Right to Use (Hak Pakai): This is a formal title issued under your personal name by the National Land Agency (BPN). However, it is only available for completed, high-value residential properties for foreigners holding a valid residency visa (KITAS/KITAP).
- Right to Build (Hak Bangunan - HGB): Alternatively, this stands as the strongest commercial title. This allows a foreign-owned corporate entity (PT PMA) to legally own the building and use the land for up to 80 years. Consequently, it is best for multi-property portfolios.
Is my property investment legally protected in Bali?
+Yes, absolutely. For Leasehold, your rights are firmly secured by a detailed Notarial Deed (Akta Notaris) drawn up and certified by a government-appointed land notary (PPAT). In contrast, for Hak Pakai and HGB, your title is officially registered directly at the National Land Office (BPN). Once finalized, you have full legal rights to generate rental income, resell the lease or title, and pass it on to your heirs. Additionally, because safety is paramount, we strictly require independent legal due diligence for every single transaction.
What is the Due Diligence process, and why is it crucial?
+Before any funds are released beyond the initial deposit, an official land check must be performed. First, the notary (PPAT) verifies that the land certificate is authentic. Next, they check for outstanding mortgages or encumbrances. Furthermore, they ensure the land zoning (Zonasi) officially allows for residential or commercial tourism construction (Pariwisata). Consequently, this process takes 7–14 days but guarantees that you are legally permitted to build, occupy, or rent out the property without future complications.
Do I need a lawyer or an independent notary?
+Yes, it is highly recommended. While a government-appointed notary (PPAT) is legally required to draft and register the property deeds, hiring an independent legal consultant or real estate lawyer provides an extra layer of protection. For instance, they will review the commercial terms of your lease, guarantee your extension clauses, and structure tax optimization. In general, legal and notary fees typically range from 1% to 1.5% of the property value, or alternatively, a flat fee of $1,000–$2,000 for independent advice.
What about regulations for rental income — can I legally rent out my property?
+Yes, Bali is one of the world's top rental markets. However, you must strictly follow local regulations. To legally rent out your property on platforms like Airbnb, the property must be built in a tourism zone (Zonasi Pariwisata) and hold a proper building approval (PBG/SLF). If you own the property via Leasehold, you can easily use a local management company to handle the commercial taxes. On the other hand, if you want to manage it directly, setting up a PT PMA (Foreign Company) is the most legally compliant route. Therefore, we always introduce our clients to qualified experts to set this up correctly.
Costs, Payments & Finance in Bali
A transparent breakdown of what you'll pay and how payment works.
What are the total buying costs beyond the property price?
+Depending on the structure, closing costs typically range from 6% to 12% total. In general, the breakdown includes the following:
- VAT (PPN): 11% to 12% (However, this applies only when purchasing a brand-new villa/apartment from a developer).
- Acquisition Tax (BPHTB): 5% (This is the standard buyer's tax for freehold/Hak Pakai transfers; furthermore, it is often negotiated or waived in leasehold deals).
- Notary & PPAT Fee: 0.5% to 1.5% (Consequently, this is a government-regulated fee for contract legalization and due diligence).
- Legal Advisor / Independent Solicitor: $1,000–$2,000 (A flat fee for contract reviews and title screening).
How do instalment plans work?
+For off-plan properties, developers offer interest-free (0%) payment plans structured around construction milestones. Specifically, the process follows these stages:
- Down Payment: First, you pay 20% to 35% to secure the plot and start construction.
- Milestone Payments: Subsequently, the remaining 65% to 80% is divided into installments paid upon specific construction phases (e.g., 20% at foundation, 20% at roofing, 20% at finishing, and 5% upon handover).
- No credit check: Meanwhile, there is no bank involvement because the developer guarantees the contract until handover.
Can I get a mortgage in Bali as a foreigner?
+Standard bank mortgages from Indonesian banks are completely unavailable to foreign individuals, unless you have a long-term residency (KITAP) and a substantial local income history. This is why interest-free developer milestone plans are currently the primary way international buyers finance their properties. Alternatively, many buyers choose to secure equity release or a remortgage on properties in their home country to fund their Bali investment in cash.
How do I transfer money to Bali for the purchase?
+In general, payments are made via international bank transfers, typically in USD or EUR, directly into the developer's corporate account or the notary’s secure escrow account. However, to save significantly on bank hidden fees and currency exchange spreads, most of our clients use international money transfer platforms like Wise, Revolut, or specialized currency brokers. Additionally, your notary will formally verify each payment receipt to guarantee maximum safety.
Are there any hidden fees?
+No, because we pride ourselves on complete transparency. All transaction costs, notary fees, and applicable taxes are disclosed upfront before you sign any paperwork. Furthermore, our consulting and agency services are 100% free for buyers, as we are compensated directly by the developers through standard industry commissions. Consequently, there are absolutely no hidden broker fees or surprise maintenance finders to worry about.
Still have questions about costs?
Download our free 2026 Buyer's Guide with the complete cost breakdown and worked examples.
Investment & Rental Income in Bali
Real data on yields, appreciation, and rental management.
What rental yields can I expect in Bali?
+Bali offers some of the highest and most resilient rental yields in Southeast Asia. In general, the realistic net returns are structured as follows:
- Short-term holiday lets (Villas): Specifically, you can expect 9–13% net (Canggu, Pererenan, Uluwatu) for professionally managed properties.
- Hotel-operated apartments: Furthermore, these complexes yield 10–12% net in prime tourism locations.
- Long-term monthly/annual lets: Alternatively, these generate 7–11% net, which is highly popular in Ubud and Sanur for digital nomads and retirees.
How has property appreciation performed in Bali?
+Due to finite land supply in coastal areas, Bali has seen exceptional capital appreciation over the years. For instance, prime hotspots like Canggu, Berawa, and Uluwatu average a remarkable 10–13% annual price growth. Meanwhile, emerging areas like Seseh and Cemagi see a steady 7–9% increase. Consequently, the primary market drivers include surging international tourist arrivals (over 7 million annually), expanding upscale infrastructure, and Bali’s booming status as a year-round global hub for digital nomads.
Do you offer property management?
+Yes, absolutely. Bali is an active operating market, meaning professional management is the single biggest factor in your ROI. For this reason, we provide full-service management through our trusted local partners. Additionally, our comprehensive services include optimizing listings on Airbnb/Booking.com, handling guest relations, daily housekeeping, villa maintenance (pool/garden), monthly financial reporting, and tax filing. Management fees are structured as a percentage of gross revenue (typically 15–20%). Consequently, our goals are fully aligned with your profit.
What about taxes on rental income?
+In general, rental income generated by foreigners in Indonesia is subject to a final withholding tax (PPh) of 10% on gross revenue under local tax regulations (PP 34/2017). However, this specific resident rate requires a local tax ID (NPWP). On the other hand, if you manage your investment through a corporate structure (PT PMA), corporate tax rates and deductions apply based on net profit. Furthermore, ongoing land and building tax (PBB) remains nominal. Therefore, we always introduce our clients to local tax consultants to ensure legally compliant, optimized setups.
How does Bali compare to other tropical destinations like Phuket or the Maldives?
+There are several key advantages that set Bali apart from other regional markets:
- Lower Entry Price: For example, premium 1-2 bed off-plan villas start from $195K–$265K, which is significantly lower than premium beachfront units in Phuket or luxury properties in the Maldives.
- Higher Net Yields: Additionally, Bali offers realistic 8–13% net returns vs. a mere 4–6% in over-saturated regional markets.
- Year-Round Demand: Unlike destinations with strict monsoons, Bali benefits from a highly resilient, 12-month tourism and digital nomad economy, maintaining 65–75% average occupancy.
- Flexible Use: Furthermore, leasehold structures give you total freedom to use the property yourself or rent it out with zero blackout dates.
Living & Lifestyle in Bali
What daily life is really like in Bali.
What is the cost of living in Bali?
+In general, a comfortable lifestyle for a couple typically ranges between $2,400–$3,500/month. Local market groceries are highly affordable, though imported Western goods carry a premium. For instance, a meal at a local warung costs just $1.50–$3, while on the other hand, a trendy Western café or restaurant meal ranges from $5–$15. Additionally, monthly villa utilities (electricity, fiber internet, and water) average $150–$250. Therefore, most expats and digital nomads find that their income provides a significantly higher quality of life and luxury here compared to Western countries.
How do I get to Bali?
+Currently, Bali is highly accessible via its international hub, I Gusti Ngurah Rai International Airport (DPS) in Denpasar. Major global airlines—including Emirates, Qatar Airways, Singapore Airlines, and Turkish Airlines—operate frequent flights connecting Bali to Europe, Australia, and the Americas. Consequently, travelers can easily reach the island through single-stop transits in Dubai, Doha, Singapore, or Jakarta.
Is English widely spoken?
+Yes, extensively. Due to Bali's deeply established tourism industry, English is widely and fluently spoken in all major expat hubs (Canggu, Seminyak, Uluwatu, Ubud), restaurants, medical centers, and professional services. Furthermore, official real estate contracts and notary services are always provided in bilingual formats (English and Indonesian). Additionally, well-established international communities mean French, German, Russian, and Australian networks are highly active.
What is the healthcare like?
+In general, Bali features modern, high-quality international private hospitals—such as BIMC, Siloam, and the Bali International Hospital—with English-speaking, internationally trained medical staff. For example, a standard GP consultation at an international clinic costs around $15–$40. Meanwhile, comprehensive expat health insurance for a couple ranges from $1,200–$2,500/year depending on age and coverage, thereby ensuring full access to top-tier private medical treatments.
Can I get a long-term residency permit as a property owner?
+Yes, absolutely. While you do not need a visa to purchase a leasehold property, Indonesia currently offers excellent long-term residency tracks for investors. For instance, property owners and independent expats can apply for an Investor KITAS (temporary residency valid up to 5 years). Alternatively, you can opt for the premier Second-Home Visa / Golden Visa framework. This specific visa provides a 5 to 10-year renewable residency without requiring a corporate sponsor, giving you full rights to open local bank accounts, secure local driving licenses, and easily manage your lifestyle.
What's the weather like?
+Bali enjoys a warm, tropical climate year-round with temperatures consistently hovering between 26–31°C. Specifically, the island has two main seasons: the dry season (May to October), which is characterized by sunny days and cool evening breezes, and the wet season (November to April). However, even the rainy season only brings tropical afternoon showers with plenty of daily sunshine. Consequently, the ocean remains a warm 27–29°C, making it swimmable and perfect for surfing 365 days a year.
About Excellence Bali
Who we are and how we work.
Who is Excellence Bali?
+In general, we are a specialist real estate consultancy based in Bali, Indonesia, helping international buyers find, purchase, and legally secure property on the Island of the Gods. Currently, we speak English, German, Russian, Slovak, Czech and Hungarian to serve our diverse clientele. Furthermore, we focus exclusively on legally vetted, clean-titled properties (Leasehold and Hak Pakai) from highly reputable developers.
Are there any fees for your services?
+No, because our buyer and investor services are completely free. Instead, we are compensated entirely by the developer or seller through standard industry commissions. Therefore, you pay the exact same price as going direct. However, you gain the immense benefit of our independent legal due diligence, objective market comparisons, and comprehensive after-sales management support.
What makes you different from other agencies?
+First of all, we only list properties with 100% verified zoning (Pink/Tourism Zone) and clean title certificates. Additionally, we provide transparent, data-driven financial projections with realistic, honest risk assessments. Our end-to-end service covers everything from corporate structuring (PT PMA) to full-service villa rental management. Consequently, we practice zero-pressure consulting—our business thrives entirely on long-term relationships and international referrals.
Can I view properties remotely?
+Yes, absolutely. In fact, a large percentage of our international clients purchase completely remotely. For this purpose, we provide live video tours via WhatsApp or Zoom, high-definition walk-through videos, drone footage of the plot and surrounding infrastructure, 360° virtual tours, and full architectural floor plans. Subsequently, we handle everything with local notaries so you can secure your investment from anywhere in the world.
What areas do you cover?
+We cover the most profitable regions across the island. Specifically, our portfolio includes:
- Canggu & Pererenan: This stands as the ultimate digital nomad and lifestyle hub, boasting the highest rental demand and occupancy on the island (from $220K).
- Uluwatu & Bukit: Alternatively, this area offers dramatic clifftop views, world-class surf, and premium luxury villa developments with rapid capital appreciation (from $240K).
- Seminyak & Umalas: Furthermore, this is an established upscale tourist center, famous for high-end dining, beach clubs, and consistent year-round yields (from $195K).
- Ubud: On the other hand, this is the cultural and spiritual heart of Bali, highly popular for wellness retreats, jungle-view villas, and long-term expat rentals (from $160K).
- Sanur: Finally, this is a relaxed, family-friendly coastal town with a brand new international hospital and marina, perfect for peaceful living and long-term capital growth (from $180K).
How do I get started?
+To begin, you can contact us via WhatsApp, email (info@excellencebali.com), or our contact form. First, simply share your budget, investment goals, and preferred lifestyle vibe with our team. Subsequently, we will send you a personalized, legally vetted shortlist within 24 hours. Therefore, you can explore your options with no pressure and no obligation.
Still Have Questions?
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(+36) 20 941 1856 · office@excellencebali.com