Bali real estate, without the sales pitch.
Most pages about Bali property sell you a sunset. This one gives you the price, what you can legally hold as a foreigner, what a villa earns when you are not in it, and what to check before you pay anything.
What it costs
In Uluwatu, where we build, a one-bedroom villa with a private pool starts at EUR 110,000 off-plan and around EUR 127,000 finished and already renting. Two bedrooms start at EUR 220,000. These are the prices of the villas we have for sale today, not brochure numbers.
| Type | From | What it includes |
|---|---|---|
| 1 bedroom with pool, off-plan | EUR 110,000 | Build, private pool and furniture |
| 1 bedroom with pool, finished | EUR 127,000 | Same, renting from day one |
| 2 bedrooms with pool | EUR 220,000 | More space, better for long stays |
What you actually own
Here is the part that gets glossed over: a foreigner does not own land outright in Indonesia. There are two legal routes and both work.
- Leasehold: you buy the right to use the land for a term, usually 25 or 30 years, renewable at the end. The building is yours. Simplest and most common.
- Indonesian company (PT PMA): a local company holds the right over the land. Longer terms and you can invoice, but it costs more to set up and to keep alive.
The clock starts on the day you buy
A villa with 22 years left on the lease is not the same asset as one with 30, and resale prices show it. So the first question is not the price, it is how many years are left and exactly what the contract says about renewal.
What it earns when rented
We target 10-14% a year, and we give a range because a villa in Balangan and one in Melasti do not perform the same. Our Bingin villas closed the last 90 days at 89% occupancy against an 83% market average for the same area (PriceLabs market data). The full breakdown, expense by expense, is in the returns guide.
Where to buy
Uluwatu is not one place. Bingin for surf and atmosphere, Melasti for white sand, Balangan quieter and cheaper to get into, Ungasan for bigger houses.
Three documents to check before signing
- Years left on the lease, and the renewal formula in writing.
- The building permit (PBG) in the seller's name, not pending.
- Real occupancy data from a comparable villa, not a projection. If nobody shows you, walk away.
The numbers side lives on investing in Bali, and the actual villas are in developments.
What people ask us most.
Can a foreigner buy property in Bali?
Yes, but not the land outright. You buy the right to use the land for a term, usually 25 or 30 years and renewable, or you hold it through an Indonesian company. The building itself is yours.
How much does a villa in Bali cost?
In Uluwatu, a one-bedroom villa with a private pool starts at EUR 110,000 off-plan and around EUR 127,000 finished. Two bedrooms start at EUR 220,000.
What happens when the lease term ends?
You renew it. You do not lose the house: you pay again for the land, which is roughly 30% of the value. The building stays yours.
Can I rent it out while I am not there?
Yes, that is the normal setup. We manage it: our Bingin villas closed the last 90 days at 89% occupancy against an 83% market average.
Do I need to fly to Bali to buy?
No. The whole process can be done remotely, with a video tour, a local notary and a contract. Most of our buyers visit afterwards, once the villa is already renting.
The rest of stays.
Want us to find you a villa?
Tell us your dates and preferred area and we will send what is free, with the price. You are talking to the team that runs the villa, not to a platform.