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Location profile

Property in Indonesia (Bali)

Bali — #3 among Russians: Canggu, Seminyak, Uluwatu, Ubud, villas 10-15% ROI, leasehold 25+25

from $180,000Starting price
10-15% gross on premium-location villasYield

Ownership: Leasehold 25-30 years (renewal) or Hak Pakai 30 years / PT PMA

Bali — Canggu, rice terraces, ocean

Market

Property market in Indonesia (Bali)

Indonesia, the island of Bali — the third-largest destination for Russian-speaking investment (after the UAE and Turkey). A unique ecosystem: tropics 12 months a year, ocean surfing, rice terraces, Balinese culture. The highest ROI among premium destinations for Russians (villas 10-15%, top locations up to 18-20%). Key clusters: Canggu/Berawa/Pererenan (#1 in deal volume, 33.5% of all Bali), Seminyak/Petitenget (premium-fashion), Uluwatu/Bingin (top ROI 12-17%, ocean cliffs), Ubud (jungle wellness cluster), Sanur (quiet waterfront), Nusa Dua (resort zone). Prices range from $180K for a 2BR villa in an emerging area to $5M+ for an oceanfront property in Uluwatu. Ownership — leasehold 25-30 years with renewal or Hak Pakai.

  • $1,500–3,500 per m² — the average villa price in Bali(Mercury Estate, 2026)
  • Minimum for a foreigner: IDR 5 billion (~$320K) on a house, IDR 2 billion (~$128K) on an apartment(Polarius, 2026)
  • Canggu/Berawa/Pererenan — 33.5% of all deals in Bali(Open4Business, 2026)
  • Leasehold for foreigners: 25-30 years with renewal for 25 years(BPN, Law №5/1960)
  • ROI 10-15% on premium-location villas with proper management(Mercury Estate, 2026)
  • Hak Milik (full freehold ownership of land) — only for Indonesian citizens(Law №5/1960)

Prices

Price per m² by city and district — Indonesia (Bali)

LocationPrice per m²Comment
Canggu / Berawa$2 000–3 500#1 in deal volume, lifestyle cluster (Mercury Estate, 2026)
Seminyak / Petitenget$2 500–4 500premium-fashion, mature market
Uluwatu / Bingin$2 500–5 000top ROI, ocean cliffs
Ubud$1 500–2 800wellness/jungle, digital-nomad
Sanur$1 500–2 500quiet waterfront, family segment
Nusa Dua$2 000–3 500resort zone, hotel cluster

Ownership

Ownership for foreigners in Indonesia (Bali)

Foreigners are prohibited from direct freehold (Hak Milik) ownership of land in Indonesia. Available forms: Leasehold (Hak Sewa) for 25-30 years with renewal, Hak Pakai (Right to Use) for 30 years, or ownership through a PT PMA — a foreign company with Hak Guna Bangunan rights. The most popular path for Russians is leasehold.

  • Hak Milik (full freehold ownership of land) — only for Indonesian citizens
  • Minimum prices for a foreigner: $320K (house), $128K (apartment)
  • A PT PMA requires a minimum of IDR 10 billion (~$640K) of authorized capital and company registration
  • Regulatory changes on short-term villa rentals — new rules are introduced periodically

Source: Law №5/1960 on land, Regulation №18/2021

Taxes

Taxes on purchase and ownership in Indonesia (Bali)

TaxRateWhen paid
BPHTB (buyer's tax)5%one-time at the deal (Law №21/1997)
PPh (seller's tax)2,5%on sale, paid by the seller (Income Tax Law)
PBB (annual)0,1-0,2%annually, of NJOP (cadastre) (Law №12/1985)
Rental tax10%flat for foreigners on rental income (Income Tax Law)
Resale tax10%seller's income tax (PPh Law)

Residency

Residency through property purchase in Indonesia (Bali)

IDR 2 billion (~$128K) deposit / IDR 10 billion for PT PMAMinimum investment
4-12 weeksProcessing time

There is no direct residence permit through a property purchase. Alternatives: Second Home Visa (5 or 10 years) — a deposit of IDR 2 billion in a bank. KITAS Investor through a PT PMA — investments from IDR 10 billion (~$640K). Russians receive a VOA for 30 days (extendable to 60). For long-term stay, a business visa and Second Home are popular.

Source: Imigrasi Indonesia, MoLHR Reg. 22/2023

Rental yield

Rental yield by city in Indonesia (Bali)

CityTypeGrossNet
Uluwatu / BinginPremium villa, short-stay12–17%8–12%
Canggu / BerawaVilla, short-stay10–15%6–10%
SeminyakPremium villa8–12%5–8%
UbudWellness/digital-nomad8–12%5–7%
SanurFamily rental8–12%5–7%
Nusa DuaResort6–10%4–6%

FAQ

Frequently asked questions about buying property in Indonesia (Bali)

Can a foreigner buy freehold in Bali?

No. Foreigners are prohibited from direct freehold (Hak Milik) ownership of land. Available forms: 1) Leasehold (Hak Sewa) — a 25-30 year lease with renewal, the most popular scheme for lifestyle villas; 2) Hak Pakai — Right to Use for 30 years; 3) PT PMA — a foreign company owns through Hak Guna Bangunan (Right to Build), granting operational rights for business/rental. 80% of Russian deals are via leasehold (simple and fast).

Where in Bali is the highest ROI?

Uluwatu/Bingin — top ROI 12-17% (sometimes 18%) thanks to ocean views and surfing. Occupancy 83%+, top villas 90%+. Canggu/Berawa — 10-15% (#1 in deal volume, but growth depends on management quality). Seminyak — 8-12% (mature market, premium 3BR villa $350-600 per night). Ubud — 8-12% (wellness/digital nomad). Sanur — 8-12% (stable).

Which to choose — Canggu or Uluwatu?

Canggu — a modern trendy cluster with co-working, cafes, surfing, and a digital-nomad environment. #1 in deal volume (33.5% of all Bali). Suited for lifestyle + rental. Uluwatu — the premium segment with ocean cliffs, quieter, a world-class surfing capital, higher yield. Suited for premium investment + personal use.

What is the minimum budget for a villa in Bali?

From $180-250K — a 2BR leasehold villa in an emerging area (for example, far Canggu, Pererenan). $300-600K — mid-tier Berawa/Canggu. $500K-1M — Seminyak/Uluwatu premium. $1M-5M — oceanfront villas in Uluwatu/Bingin with private pools and sunset views.

What are the risks in Bali?

The main ones: 1) Foreign ownership restrictions (leasehold only) — a proper legal structure is required; 2) Regulatory changes (the government periodically introduces new rules on villa rentals); 3) Developer and contractor quality (the market is immature); 4) Property management — without a management company yield drops 2-3x. Protective measures — choosing proven companies (Bali Home Immo, Magnum Estate, Prestige Property) and rental management.

How much does a square meter of a villa cost in Bali?

The average price per m² of a villa is $1,500-3,500. Ready-to-rent villas sell for $150-500K per property and up. The minimum price for a foreigner on a house is IDR 5 billion (~$320K), on an apartment — IDR 2 billion (~$128K).

What taxes apply on purchase and sale in Bali?

BPHTB (buyer's tax) — 5% of the value. PPh (seller's tax) — 2.5%. PBB (annual property tax) — low, usually 0.1-0.2% of NJOP. On resale the owner pays a 10% income tax. Villa upkeep — $300-1000/month staff + $500-1000/year insurance.

Can you obtain a residence permit in Bali through a purchase?

There is no direct residence permit through a purchase. Alternatives: Second Home Visa (5 or 10 years) — a deposit of IDR 2 billion (~$128K) in an Indonesian bank. KITAS Investor — through a PT PMA with investments from IDR 10 billion. Business visas and retirement visas. Russians receive a VOA for 30 days with the option to extend to 60.

Other destinations

Explore other markets

UAEfrom $200,000Thailandfrom $80,000Omanfrom $180,000Turkeyfrom $80,000Cyprusfrom €200,000Greecefrom €150,000Georgiafrom $40,000Vietnamfrom $50,000Montenegrofrom €100,000Serbiafrom €80,000 (~8.8M ₽)Mexicofrom $120,000Armeniafrom $80,000Bahrainfrom $200,000Saudi Arabiafrom $300,000Kuwaitunavailable for non-GCCPhilippinesfrom $50,000Malaysiafrom $150,000Dominican Republicfrom $150,000Mauritiusfrom $300,000 (PDS entry), from $375,000 (residence permit)Seychellesfrom $500,000 (Eden Island apartments)Sri Lankafrom $80,000Cambodiafrom $40,000 (~4M ₽)Cabo Verdefrom €50,000 (~5.5M ₽)

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