Buyer’s Guide
Everything a foreign buyer should understand before purchasing property in Bali — answered honestly.
- Independent & honest
- Foreign-ownership focused
- Updated for 2026
The essentials, in plain English
Six things every foreign buyer should understand — each links to the detail.
Your buying journey, step by step
Define goals
Budget, live-in or rental, and your time horizon.
Shortlist & view
We surface legally-clean listings that actually fit.
Due diligence
Title, zoning and seller verified before you commit.
Structure & sign
The right ownership vehicle; the notary executes the deed.
Taxes & handover
BPHTB settled, certificate updated — it is legally yours.
Costs to budget for
Beyond the price, here are the typical transaction costs. Indicative — we give you exact figures per property.
BPHTB acquisition duty
Paid by the buyer, on the assessed value (NJOP).
Notary / PPAT
Deed drafting, execution and title registration.
Due diligence
Independent title verification & risk report.
PT PMA setup
Optional — if buying freehold via a company.
Red flags we screen for
These are the issues that sink deals — and exactly what our due diligence is built to catch before you pay.
How due diligence works- Overlapping or duplicate certificates
- Expired or missing building permits (PBG/IMB)
- Zoning conflicts with the spatial plan (RTRW)
- Unpaid land & building tax (PBB)
- Nominee or "borrowed name" ownership
- Inheritance or family disputes on the title
Bali property FAQ
Can foreigners own property in Bali?
Yes — but not freehold (Hak Milik) directly. Foreigners can hold property through a leasehold, a Hak Pakai (right-to-use) title, or freehold via a PT PMA foreign-investment company. We structure whichever fits your goals legally.
What is the difference between freehold and leasehold?
Freehold (Hak Milik) is permanent ownership, available to Indonesians and PT PMA companies. Leasehold gives you exclusive use for a fixed term (commonly 25–30 years, often extendable). Each has trade-offs in price, security and resale.
How do I know a title is genuine?
We verify the certificate directly with the National Land Agency (BPN), check the ownership chain, and screen for liens, disputes and overlapping claims before you commit.
What taxes apply when buying?
Buyers pay BPHTB (acquisition duty), typically 5% of the assessed value above a threshold. We calculate it precisely and handle the filing as part of conveyancing.
What is a PT PMA and do I need one?
A PT PMA is an Indonesian foreign-investment company. It is the cleanest route to hold freehold property and operate a rental business legally. Whether you need one depends on your goals — we advise honestly.
Are nominee arrangements safe?
No. "Nominee" freehold — putting the title in an Indonesian person's name on your behalf — is legally fragile and we do not arrange it. We use compliant structures only.
Do you represent the buyer or the seller?
We work for you, the buyer. Our incentive is a clean, safe transaction — not pushing any single listing. If a deal is not safe, we will tell you.
Can I handle the purchase remotely?
Many steps can be handled with a notarised power of attorney, though some signings benefit from presence. We coordinate the safest path for your situation.