Candidasa: Bali’s Hidden Gem for Smart Investors

Escape the Crowds, Embrace the Potential

South Bali’s explosive growth has undeniably transformed the landscape, but also created challenges. Property prices in areas like Seminyak have skyrocketed (up to 40%), and Canggu has witnessed astonishing value jumps – a three-bedroom villa near the beach has seen prices soar from IDR 8.5 billion to a staggering IDR 12.5 billion in recent years. Competition is fierce, infrastructure struggles to keep pace, and the constant influx of tourists has driven many expats to seek respite.

Candidasa offers a refreshing alternative. Picture this: breathtaking views of Mount Agung, pristine beaches lapped by the Indian Ocean, and a genuine sense of peace – all within easy reach of Bali’s iconic landmarks. It’s a place where traditional Balinese culture thrives, and a more relaxed lifestyle is the norm.

The Candidasa Advantage: What Makes it Unique?

• Untapped Tourism Appeal: Candidasa is attracting a growing wave of eco-tourists and divers drawn to world-class dive sites like Blue Lagoon and Amuk Bay, alongside the stunning Virgin Beach. Its proximity to Nusa Penida and the Gili Islands through Padang Bai makes it a strategic base for exploring Bali’s most desirable destinations.
• Rich Cultural Heritage: Immerse yourself in authentic Balinese culture. Candidasa is home to revered temples like Pura Candidasa and Pura Goa Lawah (the bat cave temple), and within easy reach of the “Mother Temple” of Besakih and traditional villages like Tenganan.
• Government Investment & Infrastructure: The Balinese government recognizes Candidasa’s potential and is investing heavily. A planned €30 million project will create a stunning 5.5 km white sand beach and boulevard, expected to be completed within three years, further boosting tourism and property values. The newly established highway provides a convenient 1.5-hour journey from the airport.
• Dive into Opportunity: East Bali’s waters are renowned for their incredible marine life. Post-World War II Japanese shipwrecks create a unique and rewarding diving experience – a significant draw for international visitors.

Comparing Investment Locations: Candidasa vs. The Competition

A Rare Opportunity: Prime Beachfront Villa in Candidasa

Candidasa’s rising star status makes it a hotspot for unique investment opportunities, and this one stands out. On offer is a stunning designer beachfront villa boasting panoramic sea views, perfect for those looking to own a slice of Bali’s east coast charm. This property, ripe for personal or commercial use, offers a versatile foundation for visionary buyers. Priced at USD 1,950,000, this is a rare chance to invest in Candidasa’s bright future. Explore the property here: https://excelbali.com/property/unique-designer-beach-front-villa-with-outstanding-panoramic-views/

Living Costs & Rental Income Potential

Life in Candidasa offers a more affordable lifestyle. A couple can comfortably live on $1,190 – $1,430 USD per month, including villa rental and daily expenses. This also translates to exciting rental income potential, especially with the increasing demand for vacation rentals catering to tourists seeking a peaceful and authentic Balinese experience.

Looking Ahead: Candidasa’s Bright Future

Candidasa is not just an alternative; it’s a strategic investment in Bali’s future. With a strong Indonesian economy, a booming tourism sector, and significant government investment, the potential for property appreciation is significant. Don’t miss the opportunity to be part of this exciting journey.

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Top 7 Myths About Buying Bali Property as a Foreigner – Debunked for Smart Investors

Investing in Bali’s real estate market as a foreigner can feel daunting, with myths about ownership, costs, and risks clouding the path to opportunity. At Excel Real Estate Bali, we’re here to cut through the noise with clear, actionable insights. This guide debunks the top 7 misconceptions about buying property in Bali, empowering you to make informed decisions in one of the world’s most dynamic property markets. Whether you’re eyeing a high-yield villa in Canggu, a serene retreat in Ubud, or a strategic land plot in an up-and-coming area, our expert team is ready to guide you every step of the way. Dive into the realities of Bali’s real estate scene and discover why now is the perfect time to invest with confidence.

Myth 1: Foreigners Can’t Own Property in Bali

One of the most persistent myths is that foreigners are barred from owning property in Bali. While Indonesian law limits foreigners from holding Hak Milik (freehold title), there are well-established legal structures designed for international buyers.

• Truth: Foreigners can secure property through Hak Pakai (Right to Use) or Hak Guna Bangunan (Right to Build), often via a nominee agreement or a foreign-owned PT PMA company. These options allow you to control and profit from villas, land, or commercial properties for decades, with renewals possible.
• Pro Tip: Partner with a reputable Bali real estate agency like Excel Real Estate Bali and a trusted notary to ensure your ownership structure is legally sound and tailored to your goals.

By leveraging these pathways, you can confidently invest in prime locations, from Seminyak’s beachfront villas to Tabanan’s emerging hotspots.

Myth 2: Buying Property in Bali is Too Expensive

Many assume Bali’s property market is reserved for the ultra-wealthy, with villas and land priced out of reach. This myth overlooks the diverse range of investment options available across the island.

• Truth: Bali offers properties for a wide range of budgets. For instance, leasehold villas in areas like Cemagi start at $125,000 for 27-year leases, while freehold land in developing areas like Tabanan can be acquired for as low as $50 per square meter (2025 market data).
• Why It Matters: With over 6.5 million tourists visiting Bali in 2024 and growing demand from digital nomads, property values are steadily appreciating, making it an ideal time to enter the market.

Contact Excel Real Estate Bali to explore budget-friendly villas and land plots that align with your investment vision.

Myth 3: It’s Too Risky for Foreigners to Invest

Fears of scams, legal disputes, or murky regulations often discourage foreign investors. However, with proper due diligence, Bali is a secure and rewarding investment destination.

• Truth: Risks are manageable when you work with a licensed real estate agency and conduct thorough checks. Verify land certificates, confirm clear titles, and engage a trusted notary to review all contracts for compliance.
• Market Insight: High-demand areas like Canggu and Ubud delivered 20% ROI in 2024, fueled by short-term rental demand from tourists and remote workers.

Let Excel Real Estate Bali’s experienced team guide you through a transparent, secure purchase process.

Myth 4: You Can’t Make Money from Bali Properties

Some believe Bali properties are only for personal enjoyment, not financial gain. This misconception ignores the island’s thriving rental and resale markets.

• Truth: Bali’s short-term rental market is flourishing, with villas in Canggu and Seminyak generating 10-15% annual returns through platforms like Airbnb. Land in emerging areas like Amed and Tabanan is appreciating at 15-30% annually (2025 projections).
• Opportunity: Invest in a villa for steady rental income or purchase land for future development. Emerging trends like tokenized real estate also allow fractional ownership of Bali properties using blockchain technology.

Maximize your returns with curated investment opportunities from Excel Real Estate Bali.

Myth 5: The Buying Process is Too Complicated

The perception that buying property in Bali is a bureaucratic maze scares off potential investors. While the process differs from Western markets, it’s straightforward with expert support.

• Truth: The process involves selecting a property, verifying legal documents, signing a notarized agreement, and registering the title (e.g., Hak Pakai or leasehold). A reliable agent handles negotiations, paperwork, and compliance.
• Timeline: Most purchases are completed in 4-8 weeks, depending on due diligence and financing arrangements.

At Excel Real Estate Bali, our experts simplify every step, ensuring a seamless experience for foreign buyers.

Myth 6: Leasehold Properties Aren’t Worth It

Some investors dismiss leasehold properties, assuming they’re inferior to freehold titles. This overlooks Bali’s unique market dynamics and investor-friendly options.

• Truth: Leasehold properties (typically 25-50 years) are ideal for foreigners, offering lower entry costs and flexibility. Extensions are often negotiable, and leasehold villas in hubs like Uluwatu or Jimbaran deliver strong rental yields.
• Example: A $150,000 leasehold villa in Canggu can generate $20,000-$30,000 in annual rental income (2024 market rates).

Discover high-value leasehold opportunities with Excel Real Estate Bali and start building wealth today.Myth 7: Bali’s Market is Oversaturated
With Bali’s global popularity, some fear the real estate market is too crowded for new investors. This myth ignores emerging areas and evolving trends.

• Truth: While Canggu and Ubud are competitive, areas like Amed, Tabanan, and Lovina are gaining traction due to affordability and growing tourism interest. With 8 million visitors projected by 2026, demand for rentals and resales remains strong.
• Trend Alert: Eco-friendly and sustainable developments are drawing conscious investors, offering unique opportunities to differentiate your portfolio.

Partner with Excel Real Estate Bali to uncover untapped gems in Bali’s evolving market.

Why Invest in Bali Real Estate Now?

Bali’s real estate market is thriving, driven by a surge in tourism, a growing digital nomad community, and demand for sustainable properties. Foreign investors can secure high returns while owning a piece of this iconic island, provided they navigate the market with accurate information and expert support. At Excel Real Estate Bali, we specialize in helping foreigners buy properties safely and profitably, from legal structuring to finding high-ROI villas and land. Our team is committed to making your investment journey seamless and successful.

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Navigating the Complexities: Foreign Property Ownership in Bali

Bali. Just saying the name conjures up images of stunning beaches, lush rice paddies, and a unique culture that draws people from all over the world. It’s not surprising that many of us dream of owning a little piece of paradise here. But if you’re thinking about buying property in Bali, there are some really important things you need to understand.

Unlike in many other countries, things work a little differently when it comes to land ownership for foreigners. The rules can be confusing, and it’s easy to get tripped up if you’re not careful. This article is here to break it all down, so you have a clear picture of what’s involved. We’re going to talk about how things work, the options available, and what you need to watch out for. 

Lots of people come to Bali with certain expectations about buying property, often based on experiences elsewhere. The reality here is a bit more complex. It’s vital to understand the legal side of things, navigate the paperwork, and appreciate the local customs to make sure your investment is a good one – and a stress-free one! We’re going to answer some common questions, like: Can foreigners actually own property in Bali? What’s a leasehold agreement? What are the different rights associated with a property? And what are some things to avoid?

How Land Ownership Works in Bali

The Indonesian government has rules about who can own land, and for foreigners, those rules are a bit different. Basically, it’s not possible for foreigners to get the same type of ownership title as Indonesian citizens. The government wants to protect the rights of local communities and ensure that land doesn’t end up in the hands of speculators.

So, if you’re a foreigner wanting to invest in Bali’s real estate, what are your options? The most common route is through something called a leasehold agreement. Think of it like renting a property for a very long time. This gives you the right to use the land, build on it, and operate a business there for a set period. Usually, these leases are for 25 to 60 years.

Along with the lease, there are a couple of important rights you’ll often hear about:

• Hak Penggunaan (Right to Use): This basically means you have the right to use the land as agreed in the lease agreement. You can build a house, run a business, or just enjoy the property.
• Hak Bangun (Right to Build): This gives you permission to construct buildings on the land you’re leasing. Just keep in mind that there might be local rules and regulations about what you can build.

Why a Notary is Your Friend

It’s super important to work with a qualified Indonesian notary public when you’re dealing with property transactions. Notaries are legal professionals who make sure everything is done correctly, verify identities, and draft contracts. They’re kind of like independent referees making sure everyone plays by the rules.

Do Your Homework – Due Diligence

Before you jump in and commit to buying anything, it’s essential to do your research. This means checking the property’s history, looking for any outstanding debts or legal issues, and making sure the lease agreement is solid. Getting a local lawyer to help you with this is a really good idea. There are lots of online resources, but they can’t replace the expertise of a lawyer.

Let’s Clear Up Some Common Questions

“Can I extend the lease agreement when it ends?” Sometimes! It’s possible to extend the lease for another 25 or 30 years, but it can be a complicated process that involves negotiations with the landowner.

• “What happens when the lease is over?” When the lease term is up, the rights to the property go back to the landowner. Depending on the agreement, you might be compensated or have the option to renew the lease.
• “Are there any limits on what I can do with the property?” Yes, there might be restrictions, especially if the property is in a protected area or a place of cultural significance.

Leasehold vs. Freehold – Understanding the Differences 

Freehold (Hak Milik) – What It Is (and Isn’t for You)

Freehold is the kind of ownership most people are familiar with. It means you own the land outright, you can do what you want with it, and you can sell it whenever you like. Unfortunately, it’s not available to foreigners in Bali.

Leasehold – The Way to Go for Now

Leasehold is the main way for foreigners to invest in property in Bali. It gives you the right to use the land for a set period. While it doesn’t give you the same level of control as freehold, it does offer a great opportunity to own a piece of paradise.

Here’s a simple comparison table:

Important Disclaimer: This article is for informational purposes only and should not be considered legal advice. Laws and regulations can change, so it’s crucial to consult with a qualified Indonesian legal professional before making any decisions about buying property in Bali.

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Essential Guide: How Much to Buy a Villa in Bali and What You Need to Know

Understanding the Real Estate Market in Bali

Bali, renowned for its breathtaking beaches, vibrant culture, and lush landscapes, has become a top destination for real estate investment. Understanding the market dynamics is crucial for anyone considering buying a villa here. The island’s real estate scene is diverse, with options ranging from luxurious beachfront properties to secluded mountain retreats.

The market in Bali is influenced by various factors, including tourism trends, economic conditions, and local regulations. The surge in tourism often leads to increased demand for rental properties, which, in turn, affects property values. Additionally, the economic stability of Indonesia and foreign investment policies play significant roles in shaping the real estate landscape.

As an investor or prospective buyer, staying informed about these dynamics can help you make a wise investment. Engaging with local real estate agents and keeping abreast of market reports are effective strategies to navigate this vibrant market successfully.

Factors Influencing the Price of Villas in Bali

Several factors influence the pricing of villas in Bali, making it essential to evaluate each one before making a purchase. Location is perhaps the most significant determinant, with areas like Seminyak, Ubud, and Canggu commanding higher prices due to their popularity among tourists and expatriates.

The size and design of the villa also play crucial roles. Larger properties with modern amenities and unique architectural styles tend to be priced higher. Moreover, proximity to key attractions and infrastructure such as beaches, restaurants, and airports can significantly impact the cost.

Finally, market demand and supply dynamics are vital considerations. In periods of high demand, prices can escalate quickly, whereas a surplus of properties may lead to more competitive pricing. Understanding these factors can help you determine how much to buy a villa in Bali and ensure that you get the best value for your investment.

Average Costs: How Much to Buy a Villa in Bali

Determining how much to buy a villa in Bali requires an understanding of the average costs involved. On average, you can expect to pay anywhere from $200,000 to over $1 million, depending on various factors like location, size, and amenities. Here’s a simplified breakdown:

• Seminyak & Canggu: These popular areas typically have villas ranging from $300,000 to $800,000.
• Ubud: Known for its cultural richness, villas here might range from $250,000 to $600,000.
• Sanur & Jimbaran: Prices in these coastal areas often range from $200,000 to $500,000.

While these figures provide a general guideline, it’s essential to consider the unique characteristics of each property. Engaging a local real estate expert can offer insights into the best deals and help you make an informed decision.

Additional Expenses When Buying a Villa in Bali

Purchasing a villa in Bali involves more than just the price tag of the property. Several additional expenses must be considered to avoid any unexpected financial surprises. These costs can include taxes, legal fees, and maintenance expenses.

1. Legal Fees: Engaging a reputable notary or lawyer is crucial to ensure that all transactions comply with Indonesian property laws. Legal fees can range from 1% to 2% of the property’s value.

2. Taxes: Buyers must be aware of the various taxes, such as the 10% VAT and other applicable levies. These can add a significant amount to the overall purchase price.

3. Maintenance and Upkeep: Owning a villa comes with ongoing maintenance costs, including landscaping, security, and repairs. Budgeting for these expenses is essential to maintain the property’s value over time.

Understanding these additional costs upfront can help you manage your budget effectively and ensure a smooth purchasing process.

Legal Considerations for Purchasing Property in Bali

Navigating the legal landscape when buying a villa in Bali is vital to protect your investment. Indonesian property laws are complex, particularly for foreign buyers, who are not allowed to own freehold land directly.

Foreigners can purchase properties under a leasehold agreement, typically ranging from 25 to 50 years, with the possibility of extension. Alternatively, some opt for setting up a local company (PT PMA) to acquire property, although this process involves additional legal complexities and costs.

Ensuring that all legal documents are in order and consulting with a legal expert specializing in Indonesian real estate is essential. This step can safeguard your investment and provide peace of mind in your property acquisition journey.

Financing Options for Buying a Villa in Bali

Financing a villa purchase in Bali can be challenging, especially for foreign buyers. Indonesian banks rarely offer mortgages to non-residents, making alternative financing options necessary. Here are some possibilities:

• Personal Funds: Utilizing personal savings or funds from abroad is a common approach for many buyers.
• International Mortgages: Some international banks offer mortgage products for purchasing overseas properties, though terms can vary significantly.
• Developer Financing: Some property developers in Bali offer financing plans, allowing buyers to pay in installments over a set period.

Each financing option has its pros and cons, and carefully considering these can help you choose the best method for acquiring your dream villa in Bali.

Tips for Finding the Right Villa in Bali

Finding the perfect villa in Bali involves more than just browsing online listings. Here are some tips to guide your search:

• Engage a Local Agent: Working with a reputable real estate agent familiar with Bali’s market can provide valuable insights and access to exclusive listings.
• Visit Properties in Person: Virtual tours are helpful, but visiting properties in person can give you a better feel for the location and condition.
• Evaluate the Surroundings: Consider the neighborhood, nearby amenities, and the villa’s accessibility to key attractions.

Taking these steps can help you identify a property that meets your needs and offers the lifestyle you envision in Bali.

The Process of Buying a Villa in Bali

Purchasing a villa in Bali involves several steps, each requiring careful attention to detail. Here’s a general outline of the process:

1. Initial Research: Define your budget, location preferences, and must-have features.
2. Property Search and Selection: Engage a local agent and visit potential villas.
3. Legal Review and Negotiation: Have all legal documents reviewed by a qualified lawyer and negotiate the terms of the sale.
4. Finalizing the Purchase: Sign the sales agreement and arrange for payment through a secure method.
5. Transfer of Ownership: Ensure all legal and administrative requirements are fulfilled for a smooth transfer of ownership.

By following these steps, you can navigate the buying process with confidence and secure your dream villa in Bali.

Benefits of Owning a Villa in Bali

Owning a villa in Bali offers numerous benefits, making it a desirable investment for many. First, the property can serve as a personal retreat, providing a serene escape from the hustle and bustle of daily life. The island’s natural beauty and rich culture offer a unique living experience.

Second, villas in Bali have strong rental potential. With the island’s thriving tourism industry, many property owners generate substantial income by renting out their villas to tourists. This rental income can offset ownership costs and provide a lucrative return on investment.

Lastly, owning a villa in Bali can be a strategic investment. As the real estate market continues to grow, property values are likely to increase, offering potential capital appreciation over time. This combination of personal enjoyment and financial gain makes owning a villa in Bali an attractive proposition.

Conclusion: Making an Informed Decision

Deciding to purchase a villa in Bali is a significant decision that requires careful consideration of various factors. From understanding market dynamics to navigating legal complexities, informed decisions can help you secure a property that meets your expectations and enhances your lifestyle.

If you’re considering such an investment, I encourage you to take the time to research thoroughly, consult with experts, and visit potential properties. By doing so, you can ensure that your purchase not only satisfies your immediate desires but also serves as a sound investment for the future.

Feel free to reach out to local real estate professionals to guide you through the process and help you find the perfect villa that aligns with your vision.

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Exploring Beachfront Villas for Sale in Bali: Key Pros, Cons, and Costs to Consider

Introduction to Beachfront Villas in Bali

Imagine waking up to the sound of gentle waves lapping at the shore, with a stunning sunrise painting the sky in vibrant hues. This is just a glimpse of life in one of Bali’s exquisite beachfront villas. The allure of owning a slice of paradise on this Indonesian island has captivated many, drawing attention from both local and international buyers alike.

Bali is known for its breathtaking landscapes, rich culture, and warm hospitality. As more people seek sanctuary away from bustling city life, beachfront villas have become highly sought-after properties. But what makes these homes so appealing? And are they really worth the investment?

Let’s dive into exploring beachfront villas for sale in Bali—unpacking their benefits, potential drawbacks, costs involved, and essential insights that can help you decide if this dream home is right for you.

Why Beachfront Villas in Bali Are in High Demand

Bali’s stunning coastline plays a significant role in the allure of beachfront villas. The island boasts breathtaking sunsets, crystal-clear waters, and sandy shores that are hard to resist.

This tropical paradise attracts tourists year-round, creating a strong demand for properties close to the ocean. Many people envision their dream home as a serene retreat by the beach.

Additionally, Bali’s affordability compared to other global hotspots enhances its appeal. Buyers find they can invest in luxurious living without breaking the bank.

The rise in remote work also fuels interest. More individuals seek permanent residences that provide both tranquility and natural beauty.

Property near water has always been seen as valuable real estate, adding an extra layer of desirability to these villas. As more international buyers look for investments or vacation homes, this trend shows no signs of slowing down.

Key Benefits of Owning a Beachfront Villa in Bali

Owning a beachfront villa in Bali offers unparalleled access to stunning ocean views. Imagine waking up every morning to the sound of waves crashing and the sight of a vibrant sunrise. It’s an experience that enriches daily life.

The investment potential is also noteworthy. Beachfront properties often appreciate over time, making them lucrative assets for savvy buyers. As tourism continues to thrive, rental opportunities further enhance your income possibilities.

A sense of tranquility pervades these coastal havens. The serene atmosphere encourages relaxation, providing an ideal escape from bustling city life.

Additionally, owning property in Bali connects you with a unique culture. The warm hospitality and rich traditions make living here truly special.

Enjoying private beach access can elevate your lifestyle significantly. Whether it’s sunbathing or indulging in water sports, having the beach right at your doorstep opens countless leisure options.

Potential Drawbacks of Purchasing Beachfront Villas

Owning a beachfront villa in Bali might seem like the perfect dream, but it comes with its own set of challenges. One major concern is maintenance.

• The salty air and constant exposure to moisture can lead to quicker wear and tear on your property.
• Beachfront properties often come with higher insurance costs due to their location. This could impact your overall budget significantly.
• Privacy may be an issue. Popular beach destinations attract tourists year-round, meaning that foot traffic near your home can disrupt tranquility when you need it most. Balancing these drawbacks against the allure of beach life requires careful thought and consideration.

Financial Considerations: Costs Associated with Beachfront Villas

When considering beachfront villas for sale in Bali, financial aspects play a crucial role.

• The initial purchase price can vary significantly based on location and property features. Popular areas typically demand higher prices.
• Beyond the acquisition cost, ongoing expenses must be factored in. Property taxes and maintenance fees can add up quickly. Regular upkeep is essential to preserve your villa’s charm against the tropical climate.
• Utilities like water and electricity are often more expensive near the coast due to increased consumption. Don’t forget about insurance as well; protecting your investment is vital.
• If you plan to rent out your villa, consider management fees associated with short-term rentals. Understanding these costs helps ensure a smoother ownership experience without unexpected financial strain down the road.

The Real Estate Market in Bali: Trends and Insights

The real estate market in Bali has experienced remarkable growth, captivating investors from around the globe. With its stunning landscapes and vibrant culture, demand for beachfront villas remains strong.

In recent years, foreign interest surged as more buyers seek vacation homes or investment properties. The appeal is undeniable—breathtaking views, warm weather year-round, and a laid-back lifestyle make it an enticing option.

Areas like Canggu and Seminyak are particularly popular among expats and tourists alike. These neighborhoods offer a mix of modern amenities while retaining Balinese charm.

Rising property prices reflect this trend, but opportunities still exist for those willing to explore less commercialized regions.

Moreover, eco-friendly developments are gaining traction as sustainability becomes increasingly important to buyers. This shift indicates a growing awareness of environmental impacts within the luxury market in Bali.

Investors should keep an eye on these evolving trends when considering beachfront villas for sale in Bali.

Essential Features to Look for in Beachfront Villas

When searching for beachfront villas for sale in Bali, certain features can make a significant difference.

• First and foremost, consider the view. A stunning ocean panorama enhances both your living experience and property value.
• Next, assess the villa’s layout. Open spaces that promote natural light create an inviting atmosphere. Look for well-designed outdoor areas; terraces or infinity pools seamlessly blending into the beach landscape are highly desirable.
• Amenities also play a crucial role. Modern kitchens equipped with quality appliances cater to culinary enthusiasts while spacious bedrooms ensure comfort and privacy.
• Additionally, examine accessibility to local attractions like restaurants and shops. Proximity to vibrant communities adds convenience without sacrificing tranquility.
• Check for sustainable features such as solar panels or rainwater harvesting systems. Eco-friendly elements not only lower utility costs but also align with Bali’s commitment to preserving its beautiful environment.

Tips Before Buying a Beachfront Villa

Before diving into the purchase of a beachfront villa in Bali, do your homework. Research the area extensively; each region has its own vibe and community.

• Consider visiting multiple properties. This helps you compare features such as views, accessibility to amenities, and overall condition.
• Engage with local real estate agents who understand market trends. Their insights can guide you toward the best deals tailored to your preferences.
• Inspect potential villas thoroughly. Look for structural issues or maintenance needs that may not be immediately visible.
• Be mindful of zoning laws and regulations related to property ownership in Bali. Understanding these can save you from future headaches.
• Think about long-term costs beyond just buying price—maintenance fees, utilities, and taxes all add up over time.

Popular Areas for Beachfront Villas in Bali

Bali is dotted with stunning locations perfect for beachfront villas, each offering a unique charm. Seminyak stands out for its vibrant nightlife and bustling dining scene. Buyers are drawn to its luxury amenities and trendy beach clubs.

• Canggu has become increasingly popular among expats and digital nomads. Known for its laid-back vibe, surfers flock here for the incredible waves while enjoying stylish cafes nearby.
• Nusa Dua boasts pristine beaches and upscale resorts, making it ideal for those seeking tranquility. Its family-friendly environment attracts many looking to invest in vacation homes.
• Jimbaran offers breathtaking sunsets along with fresh seafood markets, appealing to culinary enthusiasts. The area’s serene atmosphere balances the energy of Bali’s more lively spots.
• Uluwatu is famous not only for surfing but also majestic cliffs that provide stunning ocean views. This region appeals to buyers wanting both adventure and natural beauty at their doorstep.

Conclusion: Is a Beachfront Villa in Bali Right for You?

The allure of owning a beachfront villa in Bali is undeniable. Picture waking up to the sound of waves crashing and having unobstructed views of breathtaking sunsets right from your terrace. This dream can be a reality, but it’s essential to weigh all aspects before making such a significant investment.

Consider how often you plan to visit, whether for personal use or as an income-generating rental property. Take time to research local regulations that may impact ownership, as well as potential maintenance costs associated with coastal properties.

Understanding the market trends and popular locations will also play a crucial role in your decision-making process. Don’t overlook the importance of identifying key features that align with your lifestyle preferences.

Purchasing one of those beachfront villas for sale in Bali can open doors not just to luxury living but also to new experiences on this enchanting island. Whether you’re seeking tranquility or adventure, it’s vital that you consider every factor carefully before diving into this exciting opportunity.

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New Travel Data Shows Bali in Increasingly High Demand from European Tourists

Recent travel data reveals that Indonesia ranks as the second most in-demand Asian destination among European holidaymakers—just behind Thailand—with Bali being the standout favorite.

Why Europe is Choosing Bali This Summer

Online platform Agoda analyzed hotel search trends for July–August 2025, Europe’s peak travel period, and found that demand from European visitors is surging thebalisun.com. Key source markets include:

• United Kingdom
• France
• Germany
• Spain
• The Netherlands

Specifically for Indonesia, search interest is strongest from French, Dutch, British, and Spanish travelers.

Top Resort Destinations

Within Southeast Asia, Bali leads the pack—outpacing popular spots like Bangkok and Koh Samui. Although Thailand still tops overall demand, Bali remains the primary European choice for its unparalleled blend of culture, nature, and hospitality.

Real Estate Implications

This wave of interest isn’t just boosting tourism—it’s reshaping Bali’s property market. The growing demand means more people are searching for Bali villa for sale 2025, especially in tourist-favored areas like Canggu, Seminyak, and Uluwatu.

1. Growing Investor Confidence

   • Travel surges fuel demand for holiday homes, villas, and short-term rentals, widely favoured by digital nomads and expatriates 

2. Rising Property Values

   • As occupancy and daily rates rise, rental yields—especially in hotspots like Seminyak, Canggu, Uluwatu, and Ubud—are climbing.

3. Foreign Buyer Demand

   • Europeans now account for approximately 20% of villa buyers, focusing on Ubud, North Bali, and Lovina. Australians and Indonesians remain major buyers too.

4. New Investment and Visa Incentives

   • Recent visa changes and flexible ownership policies, including Golden Visa-type schemes, are making it easier for foreigners to purchase Bali properties.

What This Means for Buyers

For prospective investors, now is a strategic moment to act. If you’re looking for a Bali villa for sale in 2025, it’s smart to:

• Target high-growth zones like Seminyak, Canggu, and emerging villages such as Pererenan and Seseh.

• Opt for eco-friendly and wellness-oriented villas, as sustainability is in vogue.

• Navigate regulations carefully—many investments rely on leasehold structures or nominal local partnerships.

• Consider short-term rental potential—especially if you’re purchasing a Bali villa for sale 2025 aimed at the Airbnb/holiday market.

Looking Ahead

Bali is tracking for a record-breaking 6.5 million foreign visitors in 2025. This sustained influx means property demand and prices are unlikely to slow soon. Yet rapid growth brings challenges: infrastructure strain, overtourism, and tensions over affordability could arise

For Real Estate Investors

If you’re seeking stable returns, capital appreciation, and lifestyle value, Bali represents a prime opportunity:

• Focus on emerging areas to get the best growth potential.
• Prioritize sustainable, well-connected assets.
• Work with local professionals to navigate permits, zoning, and ownership structures.
• Aim for high-yield short-term rental properties in tourist hubs.

With Europe’s summer travel bookings clearly favouring Bali, the island is entering a new era—transforming from a holiday hotspot into a thriving global investment hub. For both tourists and investors, this moment offers a unique convergence of natural allure, economic opportunity, and cultural richness.

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A Foreign Investor’s Guide to Buying Property in Bali: Key Steps for a Smooth Journey

With more off-plan property projects springing up across Bali, it’s more important than ever for foreign investors to understand the local real estate landscape. Buying property in Bali can feel like living out a tropical dream—lush scenery, vibrant culture, and promising returns. But for international buyers, the process can be complicated, especially when dealing with properties that are still under development.

This guide distills insights from investor Q&A sessions and real-world experiences to walk you through the essential steps to buying property in Bali—whether you’re eyeing an off-plan project or a completed home.

Step 1: Don’t Just Sign—Understand the Contract

One of the most common missteps investors make is blindly relying on a lawyer to review their contract without engaging in the process themselves. Legal counsel is critical, but you should also take the time to understand what you’re signing.

Sit down with your team—this could include a lawyer, property consultant, or trusted advisor—and go through the contract line by line. For off-plan projects, where the property hasn’t been built yet, it’s even more important to scrutinize the fine print.

Key areas to review include:

• Mutual Obligations: What exactly are you paying for? What are the developer’s obligations, and what happens if they miss deadlines or fail to deliver? Be sure the contract spells out timelines, payment stages, and required documentation upon completion.
• Penalties for Delays or Breaches: Look for balanced clauses. The developer should face penalties for construction delays or failing to provide documentation, just as you may face penalties for late payments.
• Exit Strategy: If life throws you a curveball, can you exit the deal? Some contracts allow you to back out with a penalty, but the terms need to be clear—especially if the project hasn’t broken ground yet.
• Legal Compliance: Make sure the agreement aligns with Indonesian law, including notarial procedures, property handover requirements, and who covers associated fees like notary costs.

Step 2: Verify the Property Title

Whether you’re buying an existing home or an off-plan unit, checking the title is non-negotiable. In Bali, developers usually offer property under two main schemes: leasehold or HGB (Hak Guna Bangunan, or Right to Build).

• For Leasehold Properties: The title takes the form of a notarized lease agreement.
• For HGB Properties: You’ll need to verify the land certificate and a formal sale-and-purchase deed.

In both cases, involve a trusted local notary to verify the documents and confirm the developer’s legal right to sell or develop the property. Especially in off-plan projects, the risk of disputes increases if the developer hasn’t fully secured the land title—potentially delaying or even halting construction.

Step 3: Know the Difference Between Leasehold and HGB

Foreign buyers often ask about “freehold” in Bali, but true freehold (Hak Milik) is off-limits to non-Indonesians. Instead, you’ll likely deal with:

• Leasehold: The most common option for foreign buyers. It’s a long-term lease (typically 25–30 years), legally binding, and doesn’t require you to set up a local company. For most foreign investors, especially those buying off-plan, leasehold is the go-to.
• HGB (Right to Build): This is often marketed as “freehold” but technically isn’t. It allows a company registered in Indonesia (usually a PT PMA) to build and use land for up to 80 years. It offers more control but also comes with added complexity.

Choosing between these depends on your budget, goals, and long-term plans. Leasehold is generally more straightforward, while HGB can be a better fit for investors planning large-scale or long-term developments.

Step 4: Should You Set Up a Company?

To buy land under HGB, you’ll need to register a foreign-owned company (PT PMA) in Indonesia. This step comes with benefits but also responsibilities.

Consider:

• Capital Requirements: A PT PMA requires a minimum share capital of 10 billion IDR (around USD 600,000). While this doesn’t need to be fully paid up front, authorities expect to see progress within 3–5 years.
• When It Makes Sense: If your total investment is under USD 200,000, forming a PT PMA probably isn’t worth the hassle. You risk being non-compliant with the capital requirements. For smaller-scale investors, leasehold is usually the smarter, safer option.

Step 5: Get Clear on Taxes

Indonesia’s tax landscape can be tricky to navigate, especially for foreigners.

Here are the basics:

• Rental Income: Non-resident foreigners typically pay a flat 20% tax on rental income. If you work with a property management company, they may act as a withholding agent, deducting and paying your tax before disbursing income.
• Optimizing Legally: Good tax planning isn’t about evasion—it’s about efficiency. For example, opening an Indonesian bank account can help simplify income flows and improve tax reporting. Work with a local tax consultant to ensure your investment is set up properly from the start.

Step 6: Vet the Developer—Don’t Just Trust the Branding

The developer you choose can make or break your investment, especially for off-plan purchases. A glossy website doesn’t mean the land is secured or the project will finish on time.

Your checklist should include:

• Land Ownership: Has the developer fully paid for the land? Is the title secured? If not, you risk construction delays or even project cancellation.
• Past Projects: Has the developer completed similar projects? Ask your broker or legal advisor for references—they often have insights that aren’t publicly available.
• Legal Due Diligence: Have all permits been issued? Are construction timelines and financials realistic? A solid developer will provide transparency on these fronts.

Step 7: Work with a Local Legal Team

Bali’s property market operates under a unique set of rules, blending Indonesian law with regional nuances. This is especially true for off-plan deals, where regulatory oversight is still evolving.

A local lawyer familiar with real estate and foreign investment regulations can guide you through each step—ensuring the contract is sound, the title is clean, and the structure is legal. That peace of mind is worth every penny.

Final Thoughts

Investing in property in Bali doesn’t have to be overwhelming. With the right preparation, a reliable team, and a clear understanding of the local landscape, foreign investors can successfully navigate the market—whether buying an off-plan villa or a turnkey home.

Bali offers unique lifestyle and investment opportunities. By doing your homework and following these steps, you’ll be well on your way to turning your tropical vision into a rewarding reality.

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Understanding Building Permits in Bali, Indonesia: PBG and SLF Explained

A) Introduction: Building Permits in Bali, Indonesia

Navigating property regulations in Indonesia can be complex, especially when it comes to understanding building permits. If you’re planning to buy, build, lease, or operate a building, it’s essential to be familiar with two critical documents: the PBG (Persetujuan Bangunan Gedung) and the SLF (Sertifikat Laik Fungsi). These two permits have replaced the former single permit known as the IMB (Ijin Mendirikan Bangunan).

Both the PBG and SLF play a crucial role in defining how a building is constructed, used, and maintained throughout its life. Let’s explore what is PBG in Bali, what is SLF in Bali, how to apply for them, and why they matter.

B) Why Are Building Permits Important?

After acquiring a land certificate, obtaining a PBG and SLF are the next most critical steps for any property owner or user in Indonesia. These permits are not just required at the construction stage—they serve as ongoing documentation throughout the building’s life.

• The PBG outlines the approved design and technical specifications of the building.
• The SLF certifies that the building is safe and suitable for its intended use.
• Any modifications to the building’s structure or its function must be officially reported and updated.

Important Note: Never buy or lease a property that does not have a valid PBG and SLF. It may result in legal and operational complications. For business licenses, an operating address with a compliant PBG and SLF is required.

C) Transition from IMB to PBG and SLF

In 2021, Indonesia made significant regulatory changes regarding building permits:

• The IMB system has been replaced by two separate permits:
  • PBG (Building Approval)
  • SLF (Certificate of Function Worthiness)
• Applications are now processed online through the national SIMBG (Sistem Informasi Manajemen Bangunan Gedung) portal.
• Processing time is aimed at 28 days.
• A national building database has been created to track building data.

These changes aim to simplify the process, improve safety and environmental standards, and increase transparency.

D) Overview of the New Permit System

1. PBG (Persetujuan Bangunan Gedung) – Building Approval

What is PBG in Bali?
PBG is a government-issued permit granting approval for construction, renovation, maintenance, or alteration of buildings. It replaces the old IMB and remains valid for the life of the building.

Key Functions:

• Ensures buildings meet zoning and technical standards.
• Validates safe design, including structural, electrical, and plumbing systems.
• Promotes earthquake resistance and environmental responsibility.

Additional Notes:

• Required before construction begins.
• Must be updated if changes are made to the structure.
• PBG is paid once and remains valid unless changes occur.

2. SLF (Sertifikat Laik Fungsi) – Function-Worthiness Certificate

What is SLF in Bali?

SLF is a certificate issued after construction is completed. It declares the building fit and safe for its designated use—residential, commercial, religious, or special purposes.

Key Functions:

• Confirms the building complies with the design approved in the PBG.
• Certifies the building is safe, healthy, and comfortable for use.
• Records the physical existence of the structure and its function.

Validity Period:

• Residential buildings: valid for 20 years.
• Other buildings: valid for 5 years.
• Must be renewed upon expiry or when the function of the building changes.

3. SBKBG (Surat Bukti Kepemilikan Bangunan Gedung) – Proof of Ownership

This certificate confirms legal ownership of a building (not to be confused with land ownership). It’s processed together with the SLF and provides:

• A legal record of ownership.
• Confirmation that the building meets all regulations.

4. RTB (Rencana Teknis Pembongkaran) – Demolition Technical Plan

If a building is to be demolished, a demolition plan (RTB) must be submitted for government approval.

Purpose:

• Ensures safe and legal demolition.
• Must follow technical and environmental standards.
• RTB is valid only during the demolition period.

E) How to Apply for PBG and SLF

Applications for all permits are now handled through the SIMBG portal: https://simbg.pu.go.id

Application Steps:

1. Register as an applicant.
2. Upload documentation (in PDF format).
3. Submit technical details and project schedules.
4. Pay any applicable fees.
5. Coordinate with relevant experts if necessary (e.g., for demolition).

F) Applicant Responsibilities

When applying for PBG, SLF, or other permits, the applicant must:

• Provide accurate data and technical documents.
• Attend consultations (if needed).
• Report start dates for construction or demolition.
• Register professionals involved in the project.

G) Key Differences Between PBG and SLF

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Investment Property Bali: A Guide to Real Estate Opportunities

Bali, an internationally-recognized island, has long been considered a hot spot for those searching for real estate investment opportunities. With average rental property returns of 12-to-15% annually and resale strategies producing 20% to 30% returns, the island offers ample profit potential for investors; however, selecting an ideal neighborhood is key in order to maximize investment profitability.

Excel Bali Real Estate are made up of a team of dedicated professionals that over the last +19 years have been involved in all aspects of Real Estate on the Island, we deal with local investors from all over Indonesia and foreign buyers alike.

In this article we’ll analyze key Bali neighborhoods by exploring their features such as rental yields and growth prospects to make informed investment decisions with passive returns of 12-15% annually from rental income.

Investment Property Bali: High Returns & Luxury in Bukit Peninsula

The Bukit Peninsula stands out as one of Bali’s most profitable investment areas due to its reasonable property prices and rapidly developing infrastructure. Demand for real estate here is expected to skyrocket within years thanks to premium villas, five-star hotels from world-class chains and stunning white-sand beaches that attract wealthy expatriates as well as tourists looking for comfort and luxury, leading to impressive occupancy rates of 57% to 80% and rental and hotel rates which consistently outshone other parts of Bali.

Bukit boasts two districts which stand out:

• Uluwatu Resort: Nestled along clifftops with incredible ocean views, this area provides a luxurious escape while remaining economically feasible, drawing those looking for scenery over amenities.
• Nusa Dua: Boasting miles of white-sand beaches, clear waters and abundant water sports activities, Nusa Dua makes for the ideal family holiday destination and investment attraction. Its unspoiled environment also increases its investment value.

Melasti Beach, known as the jewel of Bukit, draws influencers and bloggers worldwide with its breathtaking scenery, increasing visibility and desirability of this area.

Ubud: Bali’s Cultural and Spiritual Capital

Situated at the island’s core, Ubud serves not only as a tourist attraction but is also Bali’s cultural and spiritual heart. Set amidst lush greenery, rice fields, and ancient temples, Ubud provides a tranquility-inducing ambience.

Rental properties here boast occupancy rates between 65% to 75% with long-term stays being the primary demand – families with children often stay for 2-14 days at any one time and real estate prices tend to be slightly lower compared with coastal regions but high-level projects offer strong future demand potential – both within its walls!

Canggu: From Fishing Village to Bali’s Fashion Hub

Canggu has grown from being a small fishing village into one of Bali’s thriving lifestyle hubs, drawing surfers, digital nomads, investors, and those seeking an exciting, vibrant life. Its combination of nature–rice fields, green hills, volcanic black-sand beaches–with modernity (cafes, restaurants, bars, boutiques, beach clubs and co-working spaces–keep life bustling 24/7; world-famous waves also add charm!). The famous waves draw surfers globally further enhance Canggu’s appeal!

Canggu’s districts each boast distinct vibes.

• Berawa: Canggu’s vibrant party hub, packed with beach clubs, bars, restaurants and hotels – its year-round vibrancy guarantees high real estate demand.
• Pererenan: An area north of Berawa known for its relaxing ambience and developing infrastructure. With its high-end villas and apartments, Pererenan stands out as an investment zone that balances luxury with potential growth potential.
• Umalas: Situated between Berawa and Pererenan, Umalas provides close proximity to Canggu’s action while remaining tranquil – perfect for families or comfort-seekers looking for peace and serenity.
• Seseh: A quiet, secluded area with stunning beaches, perfect for families seeking a comfortable and relaxed vacation. The area has great potential for ecotourism development, and there is growing demand for exclusive villas.

Sanur: An Ideal Family Retreat

Just minutes from Bali’s international airport on its southeastern coast lies Sanur – an idyllic family getaway destination. In lieu of DJ sets and surf spots, this quiet coastal community features cozy cafes, restaurants with live music performances, wide roads and landscaped coastline perfect for walking and biking trips.

For those seeking investment property Bali, Sanur’s prime location offers easy access to attractions and potential rental returns of around 10-15 percent annually.

Tabanan: Is Known for Its Peace and Serenity

Tabanan, located between Canggu and Mount Batukaru on Bali’s north coast and Lake Beratan on its eastern edge, is best known for its rice fields and black volcanic beaches, drawing in tourists seeking peace and serenity away from nightlife – its breathtaking beaches make for photo ops (though not swimming!), while waterfalls, jungles, and parks attract many nature enthusiasts making it an excellent investment option for nature-themed properties.

Cemagi: An Authentic Bali Charm

Cemagi is an idyllic beach destination popular with families seeking a peaceful coastal retreat, while its potential for ecotourism development continues to grow.

Known for its natural beauty, authentic Balinese culture, and tranquility compared to tourist-heavy areas, Cemagi is ideal for hiking, ecotourism activities, family vacations, and romantic getaways. Its unique appeal makes it an attractive investment option for niche markets.

Summary

Locating Your Ideal Neighborhood Selecting the most profitable neighborhoods is key to your financial success and investment strategy. Canggu and Bukit are popular choices for short-term rental income while Ubud excels as long-term rentals to expatriates or families.

For investment property Bali, the island offers a unique combination of a scarce real estate market, consistent tourist demand, and a stable economy, attracting global investors. Average rental yields are 12-15%, with potential resale profits exceeding 30%.

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Bali Named “The Best Island” in Asia-Pacific, Tops DestinAsian Readers’ Choice Awards

Bali has once again solidified its status as a premier global tourist destination, clinching the title of “The Best Island” in the Asia-Pacific region at the 2025 DestinAsian Readers’ Choice Awards.

The Indonesian island outshone strong contenders in the “Best Island” category, including the Maldives, Boracay (Philippines), Phuket (Thailand), Phu Quoc (Vietnam), Palawan (Philippines), Koh Samui (Thailand), Langkawi (Malaysia), Penang (Malaysia), and Lombok (Indonesia).

For 18 consecutive years, readers of DestinAsian magazine have crowned Bali their favorite island, lauding its pristine beaches, lush rice terraces, world-class surf breaks, and profound spiritual culture. The island’s appeal is further enhanced by its luxury resorts, breathtaking coastal landscapes, and thriving arts scene, which continue to attract travelers from across the globe.

The Indonesian government is dedicated to fostering sustainable, high-quality tourism, collaborating with local communities, regional authorities, and industry stakeholders to ensure Bali remains a top destination.

Other Indonesian Highlights

Indonesia shone in multiple categories at the 2025 awards:

• Best Airlines: Garuda Indonesia secured sixth place.
• Best Airports: Ngurah Rai International Airport (Bali) ranked fourth, while Soekarno-Hatta International Airport (Jakarta) took fifth.

Full Rankings

Best Islands in Asia-Pacific

1. Bali, Indonesia
2. Maldives
3. Boracay, Philippines
4. Phuket, Thailand
5. Phu Quoc, Vietnam
6. Palawan, Philippines
7. Koh Samui, Thailand
8. Langkawi, Malaysia
9. Penang, Malaysia
10. Lombok, Indonesia

1. Bangkok
2. Singapore
3. Tokyo
4. Ho Chi Minh City
5. Kuala Lumpur
6. Hong Kong
7. Seoul
8. Sydney
9. Shanghai
10. Taipei

1. Singapore Airlines
2. Emirates
3. Thai Airways
4. Qatar Airways
5. Malaysia Airlines
6. Garuda Indonesia
7. Cathay Pacific
8. Japan Airlines
9. Vietnam Airlines
10. Philippine Airlines

1. Singapore Changi Airport
2. Suvarnabhumi Airport, Bangkok
3. Hong Kong International Airport
4. Ngurah Rai International Airport, Bali
5. Soekarno-Hatta International Airport, Jakarta
6. Kuala Lumpur International Airport
7. Hamad International Airport, Doha
8. Haneda Airport, Tokyo
9. Incheon International Airport
10. Istanbul Airport

Impact on Bali’s Property Market in 2025

Bali’s latest accolade as the Asia-Pacific’s “Best Island” is poised to bolster its property market in 2025, reinforcing its status as a prime investment hub. The sustained recognition is likely to drive demand for both residential and commercial properties, particularly luxury villas and leasehold estates favored by expatriates and holiday-home buyers.

With Ngurah Rai International Airport ranking among the region’s top airports, improved accessibility could further spur interest from international investors. Coupled with the government’s focus on sustainable tourism, this could lead to rising property values, especially in sought-after areas like Ubud, Seminyak, and Canggu.

Source:
JakartaGlobe.com
BaliExpat.com

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14 Strong Forecasts for Bali Real Estate in 2025

What will happen in Bali’s real estate market? Will prices rise or fall? Is Ubud still a prime location for foreign investors? How is Indonesia’s government influencing real estate policies and taxes in 2025?

These are common questions about the Bali real estate market. Direct experience working with local agents, property developers, and buyers provides valuable insights.

This article aims to offer clear answers, insightful analysis, and a comprehensive perspective on market predictions and forecasts.

The goal is to provide a sense of informed confidence about the market. Feedback and comments are welcome to help improve this content.

Original article from: bambooroutes.com

1) New visa options will attract more foreign buyers to Bali’s real estate market

New visa options are making it easier for foreigners to buy property in Bali.

In 2023, there was an 85% surge in foreign interest in Bali’s property market, with a whopping $764 million invested, mostly in construction. Popular spots like Badung Regency saw a 92% jump in international property inquiries compared to the previous year, showing just how hot the market is getting.

The Golden Visa program is a real game-changer. By mid-2024, it had already attracted over half a billion USD in investments, with each application averaging $1.2 million. This program offers long-term residence permits for five to ten years, making Bali even more appealing for those looking to settle down and invest in the local real estate scene.

The Indonesian government is also doing its part by relaxing property ownership rules, which has been a hit with foreign buyers. Real estate agencies are buzzing with inquiries from foreigners eager to buy in Bali, proving the island’s real estate market is a hot ticket. The Oxo The Residences project, for example, has been flooded with Expressions of Interest since April 2023, surpassing their targets and expectations, especially for luxury villas.

With these new visa options and relaxed regulations, Bali is becoming a top choice for international property investors. The island’s charm, combined with these incentives, is drawing in more long-term foreign residents, further boosting the real estate market.

For those eyeing a slice of paradise, Bali’s property market is ripe with opportunity, thanks to these strategic changes. The combination of government initiatives and the island’s allure is creating a perfect storm for investment.

Sources: Space Coast Daily, IMI Daily, Oxo Living

2) Demand for eco-friendly properties will rise as foreign investors show more interest

Foreign investors are increasingly drawn to eco-friendly properties, and this trend is expected to continue growing.

The global green property market is on a roll, having expanded from £260 billion in 2015 to over £400 billion by 2023. Projections suggest it could hit £940 billion by 2028, showing a clear upward trajectory in the value and demand for sustainable real estate. This surge is not just about numbers; it’s about a shift in priorities towards sustainability.

Meanwhile, the market for sustainable construction materials is booming. In 2023, it was valued at USD 276.2 billion, and it’s expected to grow at a compound annual growth rate of over 11.8% from 2024 to 2032. By 2032, it could reach USD 734.9 billion, indicating a strong foundation for the development of eco-friendly properties. This makes them more attractive to investors who are keen on sustainability.

Take Bali, for instance. There’s a noticeable shift towards sustainability in its real estate market. Developers are increasingly focusing on eco-friendly properties, catering to a growing segment of the market that values sustainable lifestyles. Properties with LEED and GBCI certifications are gaining popularity for their environmentally friendly features and long-term cost savings, making them appealing to foreign investors.

In Bali, eco-friendly properties are not just a trend; they’re becoming a lifestyle choice. Developers are tapping into this demand by offering properties that align with sustainable living values. This shift is not only about environmental benefits but also about meeting the expectations of a new generation of buyers.

Foreign investors are taking note of these changes. They’re drawn to the potential for long-term savings and the appeal of sustainable living. This growing interest is driving demand in the eco-friendly property market, making it a niche worth watching.

Sources: Beech Holdings, Global Market Insights, The Agency Bali

3) Rents in Seminyak and Canggu will keep rising due to strong demand for short-term rentals

Bali’s tourism boom is back, with over 5 million international visitors in 2023.

This surge, a 144.61% increase from the previous year, is expected to keep climbing, potentially reaching 6 million tourists in 2024. With so many visitors, the demand for short-term rentals in hotspots like Seminyak and Canggu is naturally on the rise.

Short-term rental properties in Bali are doing well, with an average occupancy rate of 66% throughout the year. During the busy months of July and August 2023, this rate peaks at 89%, showing that these accommodations are in high demand.

Airbnb listings in Bali have also seen a jump, increasing by 24.62% from the previous year. There are now over 33,000 active listings available from July 2023 to May 2024, with Seminyak and Canggu being particularly popular among tourists.

These areas are not just popular; they are buzzing with activity and interest. Seminyak and Canggu attract high engagement from tourists looking for short-term stays, making them prime spots for property investment.

With the consistent influx of tourists and the high demand for rentals, rents in Seminyak and Canggu are likely to keep rising. This trend is driven by the strong demand for short-term accommodations, especially in these sought-after areas.

Sources: Bali Management Villas, Hospitable, Bukit Vista

4) Rental yields in Bali will rise in tourist hotspots as short-term rental demand grows

Bali’s tourism is booming, with over 5 million international visitors in 2023.

This surge in tourists has naturally led to a higher demand for short-term rentals, as visitors seek comfortable places to stay. During peak seasons like July and August 2023, occupancy rates soared to 89%, showing how popular these rentals have become.

Thanks to Bali’s inviting tropical climate, the demand for short-term rentals remains strong throughout the year. This consistent interest suggests that rental yields are set to rise as more tourists choose these accommodations.

Moreover, the average daily rates (ADR) for these rentals have been climbing. In 2023 and 2024, ADRs hit up to $103 during peak months, indicating that tourists are willing to pay more for their stays. This willingness to spend more is a key factor in boosting rental yields.

The increase in Airbnb and other short-term rental listings is a clear sign of this trend. Property owners are eager to capitalize on the growing demand, adding more options for tourists and driving up competition.

Sources: Bali Management Villas, Hospitable

5) Rent prices for budget rentals will drop slightly as more options become available

Bali’s budget rental market is expanding rapidly with new properties popping up everywhere.

The Indonesian government is on a mission to boost affordable housing, aiming to deliver millions of units each year, including budget rentals. This means more choices for renters as new properties hit the market.

As these fresh options become available, existing budget rentals are seeing higher vacancy rates. When landlords face empty units, they often drop prices to attract tenants, a typical move when supply exceeds demand.

To make things even more interesting, the government has rolled out incentives like VAT exemptions to encourage developers to build more budget properties. This has led to an increase in available rentals, making it easier for renters to find a place.

Short-term rental listings have surged by over 24% from mid-2023 to mid-2024, adding to the competition among landlords. This fierce competition usually results in price adjustments as landlords strive to make their properties stand out.

With all these changes, it’s a good time to explore the rental market in Bali, where more options and competitive prices are becoming the norm.

Sources: Hospitable, Antara News, Norada Real Estate, Bali Coconut Living, Expat Indonesia

6) Luxury rental yields will rise as affluent tourists and expats drive demand

Luxury properties in Bali are poised for a rental yield boost thanks to high demand from affluent tourists and expatriates.

In July 2024, Bali saw a remarkable influx of 625,665 foreign tourists, a significant jump from previous months. This surge, with an average growth rate of 48.95% for foreign tourists in 2024, highlights the island’s appeal as a premium destination. With more visitors seeking upscale accommodations, luxury rentals are in high demand.

Adding to this, Bali’s expatriate community is growing. By March 2023, there were 3,600 expatriates living on the island, hailing from places like Russia, the USA, and the UK. These individuals often prefer high-end living spaces, further fueling the need for luxury properties.

Rental values for residential properties in Bali are projected to rise by 15-20% in 2024, with occupancy rates averaging between 65-80%. This trend is a clear indicator of the lucrative opportunities in the luxury rental market.

For those considering investing in Bali’s property market, the combination of a booming tourist industry and a growing expatriate population makes luxury real estate a promising venture. The demand for premium accommodations is not just a trend; it’s a thriving market.

Sources: Anta Group, Bali Management Villas, Natadesa

7) Luxury property prices in Bali will rise significantly due to high demand and limited supply

The luxury real estate market in Bali is seeing a significant price increase due to limited supply and high demand.

In 2024, the price index for luxury properties in Bali jumped by 12.46%, showing just how strong the demand is for high-end homes. This isn’t just a small uptick; the total revenue from luxury property sales hit $142 million in June 2024, which is a 33% growth compared to earlier months. It’s clear that people are eager to invest in Bali’s luxury real estate.

What’s driving this demand? Well, high-net-worth individuals from around the world are showing a lot of interest. Investors from places like Japan, South Korea, Australia, and Europe are keen on buying luxury properties in Bali. But it’s not just international buyers; the domestic market is buzzing too. Buyers from big Indonesian cities like Jakarta, Surabaya, and Medan are also actively investing in Bali’s luxury real estate.

On the supply side, there’s a real scarcity of prime beachfront and hillside properties. This limited availability is expected to keep prices climbing as demand continues to outstrip supply. The influx of foreign investors is substantial, with foreign investment in housing and related sectors reaching US$178.14 billion in the first quarter of 2024. This is further fueling the luxury market.

For those considering a purchase, it’s worth noting that Bali’s luxury real estate market is not just about the properties themselves. The island’s unique blend of culture, natural beauty, and lifestyle is a big draw. This makes owning a piece of Bali not just a financial investment but a lifestyle choice.

As the market continues to heat up, potential buyers should be aware that the competition is fierce. With limited supply and high demand, acting quickly and decisively is key. The luxury segment of the Bali real estate market is poised for continued growth, making it an exciting time for investors.

Sources: Bali Exception, Oxo Living, Oxo Living

8) Stricter regulations will make it harder for foreign buyers to purchase property in Bali

Foreigners face challenges when buying property in Bali due to Indonesia’s cautious stance on foreign ownership.

In 2023, foreigners couldn’t directly own freehold land in Indonesia, including Bali. They could only engage in leasehold arrangements or use a foreign-owned company with a Right to Use certificate. This means if you’re looking to buy, you’ll need to navigate these specific conditions.

There’s a growing concern that foreign ownership might drive up local housing prices, making it harder for Indonesians to afford homes. To address this, national laws limit foreign ownership to leasehold arrangements, which are shorter than freehold titles and don’t allow for mortgage financing. This strategy is designed to keep housing accessible for locals.

Indonesia’s property laws are heavily influenced by nationalist sentiment, aiming to protect local interests. This sentiment might lead to stricter regulations on foreign ownership as the government tries to balance economic growth with social stability. Experts often predict regulatory changes in response to market pressures, which could mean more hurdles for foreign buyers.

For those considering a purchase, it’s crucial to understand that regulatory shifts are common in the Indonesian property market. These shifts are often driven by the need to maintain a balance between welcoming foreign investment and safeguarding local interests.

As the government continues to evaluate the impact of foreign ownership, potential buyers should be prepared for possible changes in property laws that could affect their investment plans.

Sources: Bali Exception, EU Reporter, Enterprise League

9) Demand for homes with office spaces will grow as remote work becomes more common

The rise of remote work is reshaping what people want in a home.

With 28% of employees worldwide working remotely in 2023, up from 20% in 2020, the shift is clear. By 2024, a whopping 91% of employees want to work fully or almost completely remotely. This change in work culture is driving a new trend in home buying.

People are now on the lookout for homes with dedicated office spaces. The global home office furniture market hit USD 15 billion in 2023 and is set to grow, showing just how much people need functional workspaces at home. In Colorado, for instance, 37% of residents worked from home in 2023, making homes with office spaces highly sought after.

In the U.S., nearly 60% of the workforce is working remotely at least part-time in 2024. This has led to a boom in real estate listings that highlight home office features, flexible floor plans, and extra rooms. Real estate agents and media are buzzing about this trend, pointing out how crucial home office capabilities have become in choosing a property.

Sources: Neat, Splashtop, Global Market Insights, The McLemore Group

10) Demand for homes near nature and wellness facilities will grow as wellness and holistic living become more popular

In Bali, wellness tourism is booming.

Back in 2023, the island saw over 4 million foreign visitors, many of whom were drawn to its wellness-focused experiences. This trend didn’t slow down in 2024, with a 15.3% jump in tourist arrivals in the last quarter compared to the previous year. People are flocking to Bali for its luxury wellness resorts and holistic centers, which offer a mix of modern comforts and traditional practices. This surge in interest is pushing up demand for properties that cater to wellness enthusiasts.

Consumer surveys reveal a growing preference for homes with wellness amenities, which is no surprise given the island’s offerings. Bali’s real estate market is evolving, with many new wellness retreats incorporating sustainable practices like organic farming and energy-efficient designs. These features align with government initiatives promoting sustainable tourism, making properties with nature access highly desirable.

For those considering buying property in Bali, it’s worth noting that the trend towards wellness and holistic living is a major driver. The island’s unique blend of natural beauty and wellness facilities is attracting buyers from around the world. As more people prioritize health and sustainability, properties that offer these elements are becoming increasingly sought after.

Insider knowledge suggests that investing in Bali’s wellness real estate could be a smart move. The demand for eco-friendly and wellness-oriented properties is on the rise, and this trend shows no signs of slowing down. With the government’s support for sustainable tourism, properties that offer access to nature and wellness facilities are likely to see continued interest.

Whether you’re looking for a personal retreat or an investment opportunity, Bali’s wellness real estate market offers plenty of options. The island’s commitment to sustainability and wellness makes it an attractive destination for those seeking a healthier lifestyle. As the trend towards holistic living grows, properties in Bali with these features are becoming more valuable.

Sources: Bali Tourism Statistics 2023, The Growing Appeal of Bali’s Wellness Retreats, The Future of Green Tourism in Bali

11) Rent prices for luxury rentals will rise significantly as international visitor demand grows

Bali is seeing a boom in international tourism, with over 5 million visitors in 2023.

This surge has made luxury rental properties in areas like Seminyak, Canggu, and Uluwatu incredibly popular. These spots are now hotbeds for luxury villas and resorts, thanks to the thriving tourism scene. In June 2024, short-term rental revenues jumped by 33%, showing just how strong the demand is.

Visitors aren’t just coming in droves; they’re also spending more, which is pushing up the demand for luxury rentals. As tourism bounces back to pre-pandemic levels, this trend is likely to stick around. The influx of digital nomads, who are choosing Bali for its lifestyle, is also boosting demand for long-term luxury rentals.

These digital nomads are not just passing through; they’re settling in, which means higher occupancy rates and rising rental prices. The combination of tourists and long-term residents is creating a perfect storm for the luxury rental market.

With Bali’s appeal as a top destination, the luxury rental market is thriving. The island’s unique blend of culture, nature, and modern amenities makes it a magnet for international visitors. This is why luxury rental properties are seeing such a significant increase in rent prices.

Sources: Bali Management Villas, Oxo Living

12) Property demand near Bali’s airport will rise as accessibility improves with the airport expansion

The expansion of Bali’s airport is set to significantly improve accessibility.

In 2023, I Gusti Ngurah Rai Airport saw over 21 million passenger movements, a remarkable 71% jump from the previous year. This surge highlights Bali’s growing appeal as a hotspot for both tourists and investors. With more people flocking to the island, areas like Jimbaran and Tuban, which are close to the airport, are expected to see a rise in property values. People often prefer to live or invest near transportation hubs for the convenience they offer.

The airport’s expansion includes new terminals and runways, which will enhance connectivity with international destinations. This means more tourists and investors can easily reach Bali, further boosting property demand in nearby areas. Real estate agents are already noticing increased inquiries in these regions, signaling growing interest.

Historically, properties near airports tend to increase in value due to the convenience they offer. This trend is likely to continue as Bali becomes more accessible. The expansion is not just about handling more flights; it’s about making Bali a more attractive place to live and invest.

Local insiders suggest that the improved airport facilities will make Bali a more competitive destination in Southeast Asia. This could lead to a ripple effect, where increased tourism and investment drive up property prices even further.

As Bali’s airport becomes a major hub, the surrounding areas are poised for growth. This is a golden opportunity for those looking to invest in property, as the demand is expected to rise alongside the island’s accessibility.

Sources: PwC, The Agency Bali, Aviation Benefits

13) Suburban properties will become more attractive as new public transportation makes commuting easier

From 2023 to 2025, Bali has seen a big boost in public transportation investment, thanks to the Indonesian government and international partners like Australia.

One of the standout projects is the Sarbagita Electric Bus Rapid Transit (e-BRT), which aims to make public transport more accessible and eco-friendly. By 2024, electric buses with dedicated routes are expected to enhance public transport availability on the island, offering a reliable alternative to private vehicles.

These electric buses come with smart technology, ensuring commuters have reliable travel times and accurate arrival information. This makes public transport not just a viable option, but an attractive one for daily travel.

In 2024, surveys showed a noticeable shift in commuter preferences, with more people opting for public transport over private cars. This change is largely due to the introduction of smart mobility solutions, which have made commuting more convenient and efficient.

Experts and media outlets are buzzing about how these improved commuting options could spark increased interest in suburban properties. With easier access to the city, living in the suburbs becomes a more appealing choice for many.

New public transportation initiatives are set to make commuting a breeze, boosting the appeal of suburban living and potentially driving up property demand in those areas.

Sources: The Bali Sun, Australian Embassy, Modeshift

14) Virtual reality tours will become popular for international buyers, making the buying process easier

Virtual reality property tours are now a staple for international buyers, especially in hotspots like Bali.

Thanks to the global rise of VR technology, real estate agencies are increasingly using VR to showcase properties. In Bali, companies like HomeAway have revolutionized the market with their virtual tours, which have been a hit. Property managers have noticed a big jump in bookings and company visibility, as these immersive 360° tours let buyers explore properties in a more interactive and engaging way.

Buyers’ expectations have evolved, with 67% of home buyers now wanting a virtual tour when checking out a listing. This is particularly true for younger buyers, who are more inclined to schedule a showing if a virtual tour is available. The shift towards digital solutions in real estate, sped up by the COVID-19 pandemic, has made virtual tours essential for those purchasing properties from afar.

In Bali, the appeal of virtual tours is undeniable. They offer a unique opportunity to experience the island’s stunning properties without the need for travel. This is a game-changer for international buyers who can now make informed decisions from the comfort of their homes. The convenience and immersive experience of VR tours are reshaping how properties are bought and sold.

As the market for AR and VR is expected to hit $80 billion by 2025, it’s clear that virtual reality is here to stay in real estate. This growth means more agencies will adopt VR, making it a standard part of the property buying process. The ability to virtually walk through a property is not just a novelty; it’s becoming a necessity.

For those looking to invest in Bali, virtual tours offer a practical solution. They provide a comprehensive view of properties, allowing buyers to explore every nook and cranny without setting foot on the island. This technology is not just about convenience; it’s about making smarter, more informed decisions in the property market.

Sources: PhotoUp, HospitalityNet, LandVault

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Bali Real Estate Market Trends and Predictions for 2025

The Bali real estate investment forecast for 2025 predicts a growing demand for properties, especially those in emerging areas that benefit from tourism and developments. Many foreigners plan to invest in Bali properties because of their potential for high returns. Getting an outlook on the Bali real estate market trends in 2025 is advantageous for investors as it gives them a big lead among others. This article will discuss the different Bali property market predictions for 2025.

Overview of the current property market

Indonesia’s real estate market reached $9.05 trillion in 2024, with the residential real estate segment commanding the most significant share at $7.85 trillion. The market is expected to experience a steady annual growth rate of 1.21% (CAGR) from 2024 to 2029, leading to an estimated market volume of $9.61 trillion by 2029. Bali, a province of Indonesia, reflects much of these numbers as tourism continuously drives property demand. Bali received 7.75 million tourists from January 2024 to the end of July 2024 alone. Moreover, the Bali real estate market offers foreign investors an opportunity for high ROI and the potential for high rental yields when they buy properties in Bali. Below is a comprehensive table of Bali’s current real estate market conditions based on key locations.

Key Bali real estate market trends for 2025

Bali real estate market trends for 2025 are changing based on many factors, including demand, supply, developments, and technology. Here are some of the Bali real estate market trends in 2025 that foreign investors must know before investing in Bali.

1. Rising popularity of emerging areas

Emerging real estate locations in Bali in 2025, like Munggu, Balangan, and Tumbak Bayuh, are gaining popularity as investment destinations, offering affordable pricing and high growth potential compared to established areas like Seminyak and Canggu. Driven by the Bali real estate market trends for 2025, Munggu combines peaceful surroundings with increasing demand for residential and rental properties featuring budget-friendly villas and land. With its serene beaches and land prices starting at $56,000, Balangan attracts investors interested in eco-resorts and luxury cliffside villas. At the same time, Tumbak Bayuh, located near Canggu, offers a tranquil retreat with strong ROI potential appealing to digital nomads.

2. Increased demand for eco-friendly and sustainable properties

There is a growing interest in eco-friendly and sustainable properties in Bali, driven by the demand for sustainable living and environmentally conscious developments. Bali offers several eco-friendly hotels that combine sustainability with luxury, including Bambu Indah in Ubud, which operates almost entirely off the land, and Potato Head Studios in Seminyak, where everything from in-room slippers to furniture is made from recycled materials. Camaya Bali, located in Karangasem, is known for its bamboo houses and scenic jungle views, reflecting key Bali real estate market trends for 2025. Market research on property in Bali indicates that this growing focus on sustainability will continue to shape the province’s real estate landscape, creating new opportunities for eco-conscious investors.

3. Digital nomad-friendly rentals

Bali has become a top destination for digital nomads, offering affordable living, attractive working conditions, and a vibrant expat community. With flexible accommodation options like beachfront villas and co-living spaces equipped with reliable Wi-Fi, it is a prime location for remote workers, especially in light of Bali property market predictions and trends. The Indonesian government has introduced favorable visa options, such as the Remote Worker Visa (E33G) for those employed by foreign companies and the C-Type Visa 211A for stays of 2 to 6 months, making long-term stays more accessible for digital nomads amid Bali real estate market trends in 2025.

4. Accurate and up-to-date Bali real estate market data

Foreign investors monitoring Bali real estate market trends in 2025 can leverage LandLoom, an advanced analytics platform explicitly tailored for Bali. With access to accurate, up-to-date market research property in Bali with over 15,000 property listings, including insights on the Bali occupancy rate, LandLoom provides real-time trends that empower investors to make informed decisions. This platform helps optimize strategies for high ROI by offering 98% accuracy and continuous updates while providing valuable insights into the Bali real estate investment forecast for 2025.

5. Infrastructure developments driving property growth

Properties located near major infrastructure projects, such as the Ngurah Rai International Airport expansion and the new public transportation system, present promising opportunities in the Bali real estate market. High ROI areas in the Bali property market include Jimbaran, Tuban, and Ubud, with developments improving connectivity, boosting property demand, and enhancing accessible amenities, attracting many foreign investors looking at Bali real estate market trends in 2025. Infrastructure impact on Bali property will drive significant growth in these areas, making them increasingly attractive to investors. Using data insights from platforms like LandLoom, investors can pinpoint potential locations with high ROI and make well-informed decisions based on trends driven by infrastructure development.

Bali property market predictions for 2025

Bali real estate market trends for 2025 indicate continued price growth in key locations like Canggu and Seminyak, fueled by sustained demand and limited supply. Canggu property trends for 2025 show strong interest in residential and commercial properties, contributing to rising property values in the area. Emerging locations such as Tumbak Bayuh and Munggu are expected to offer the highest ROI, attracting investors seeking affordable yet high-potential properties. Additionally, the demand for eco-tourism and sustainable properties will continue to grow, providing new investment opportunities in Bali’s evolving real estate market.

Frequently Asked Questions (FAQs)

Q: Which areas in Bali are expected to see the highest property price growth in 2025?
A: Areas in Bali expected to see the highest property price growth in 2025 include emerging locations like Munggu, Balangan, and Tumbak Bayuh, along with continued price growth in key places like Canggu and Seminyak, driven by infrastructure development and rising demand for residential and rental properties.

Q: What infrastructure developments will influence Bali’s property market in 2025?
A: Infrastructure developments such as the expansion of Ngurah Rai International Airport, a new public transportation network, and improvements in road connectivity will significantly influence Bali’s property market in 2025, boosting accessibility and driving demand in key locations.

Q: How can investors do market research for Bali property?
A: Investors can conduct market research for Bali property by utilizing LandLoom’s real-time data, analytics, and other resources like local real estate agents and property websites to track trends, demand, and property values.

Q: What are the predictions for luxury property investments in Bali in 2025?
Luxury property investments in Bali are expected to grow in 2025, driven by increasing demand from high-net-worth individuals and the expansion of high-end amenities and infrastructure in key areas like Seminyak and Ubud.

Source: https://ownpropertyabroad.com/indonesia/bali/bali-real-estate-market-trends-predictions-2025/

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Bali’s Property Market: What to Expect in 2025

A Strong Foundation: Tourism and Investment

Bali’s property market is thriving, driven by the island’s robust tourism industry and increasing foreign investment. As a global tourist destination, Bali offers significant potential for property investment.

Property prices in Bali have steadily risen over the past five years, with an average annual increase of 7%. Additionally, Bali boasts the highest rental yields in Indonesia, making it an attractive investment opportunity.

While traditional tourist hotspots like Sanur, Seminyak, and Ubud remain popular, there’s a growing interest in newer areas like Seseh, Kedungu, Cemagi, Nyanyi, and Pererenan. Younger generations are drawn to these areas for their greener and more natural environment.

The development of infrastructure projects, such as the Bali Urban Subway, is expected to further boost property values. Improved connectivity and accessibility will enhance the appeal of various areas.

With strong fundamentals, Bali’s property market is poised for continued growth in 2025. Both domestic and international investors are drawn to the island’s unique blend of natural beauty, cultural richness, and growing infrastructure.

Why Invest in Bali? Exploring the Investment Potential

Bali’s breathtaking landscapes, characterized by its famous beaches, verdant rice terraces, and vibrant cultural heritage, make it a highly appealing destination for both short-term and long-term visitors.

As we look toward 2025, several key factors continue to enhance the attractiveness of investing in Balinese real estate:

1) Tourism Growth:

Bali consistently ranks among the world’s top tourist destinations, drawing millions of visitors annually. This steady influx generates a robust demand for accommodations, making property investments especially lucrative.

2) Expat and Digital Nomad Influx:

The rise of remote work has transformed Bali into a hotspot for digital nomads. This trend has significantly increased the demand for rental properties, particularly villas and long-term accommodations.

3) Growing Property Market:

Despite fluctuations in the global economy, Bali’s real estate market exhibits consistent growth. Investors can expect to enjoy both personal use and financial returns by renting properties to tourists or long-term tenants.

Types of Property Ownership in Bali

Navigating the legal landscape for foreign investment in Bali is essential. Understanding the different property ownership options is crucial:

1) Leasehold Ownership:

This common investment method allows foreigners to secure property through a leasehold contract, typically lasting between 20 to 30 years, with options for extension. Leasehold agreements are favored for their flexibility and lower initial costs compared to freehold properties.

2) Freehold Ownership:

Although Indonesian law restricts direct foreign ownership of freehold property, it is possible to acquire it indirectly through a PT PMA (foreign investment company). Freehold properties are ideal for long-term investments, providing stability and control over the property for up to 90 years through a structured legal framework.

Please read our article on a more detailed explanation of Freehold vs. Leasehold in Bali Property.

The Investment Process: A Step-by-Step Guide

Investing in Bali’s real estate requires careful planning and an understanding of local procedures. Here’s a concise breakdown of the essential steps:

1) Identify the Right Property:

Bali offers diverse real estate options, from beachfront villas to serene jungle retreats. Your choice should align with your investment goals—whether targeting short-term rentals via platforms like Airbnb or long-term leasing to expatriates and retirees.

2) Negotiate and Secure the Deal:

After conducting legal checks, enter negotiations. Once an agreement is reached, a refundable deposit is typically made to lock in the deal, followed by drafting a Memorandum of Understanding (MoU) that outlines purchase terms.

3) Due Diligence and Legal Verification:

Conduct thorough due diligence on your chosen property. This includes verifying its legal status, compliance with zoning regulations, and ownership details. Engaging a notary and collaborating with a reputable local real estate agency can help mitigate risks.

4) Finalizing Contracts and Payments:

After successful due diligence, prepare a formal contract and follow the agreed payment schedule. The entire acquisition process can take between 10 to 30 days, influenced by factors such as property type and legal complexities.

Will Property Prices Rise in Bali in 2025?

Yes, property prices in Bali are projected to increase in 2025 due to several factors that include rising tourism levels and foreign investment. While challenges such as regulatory changes and environmental concerns exist, strong demand driven by Bali’s appeal as a tourist destination and growing digital nomad community suggests significant price stability.

Indicators of Potential Price Increases

Several factors indicate that property prices may rise:

1. Tourism Growth: As one of the top destinations for international travelers, increasing tourism is expected to elevate demand for vacation properties and rental investments.
2. Foreign Investment Surge: An uptick in foreign investment driven by high return potential is likely to push property prices higher.
3. Demand from Digital Nomads: The growing popularity of Bali among remote workers will sustain demand for residential properties, especially those with good internet connectivity.
4. Infrastructure Improvements: Ongoing enhancements like new roads and airport expansions will improve accessibility and attractiveness, potentially raising property values in less developed areas.
5. Government Initiatives for Sustainable Development: Efforts by the Indonesian government to promote sustainable tourism will likely enhance Bali’s appeal to buyers and investors.
6. Limited Land Availability: The scarcity of land for new developments in popular areas will maintain upward pressure on prices as demand continues to exceed supply.
7. Cultural Allure: Bali’s unique cultural heritage continues to attract high-net-worth individuals seeking exclusive properties.
   Factors Suggesting Potential Price Decreases

Conversely, certain elements could lead to price declines:

1. Regulatory Changes: Stricter foreign ownership laws might deter some international buyers, cooling demand in specific market segments.
2. Environmental Concerns: Issues related to overdevelopment may diminish the desirability of certain areas, impacting property values.
3. Economic Uncertainties: Global economic fluctuations could affect buyer confidence and purchasing power, potentially slowing down the property market.

In summary, while there are challenges ahead, the overall outlook for investing in Bali’s real estate market remains promising due to its unique blend of natural beauty, cultural richness, and ongoing demand from various buyer segments.

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Types of Bali Visas :: Understanding Bali Visa Options

If you’re planning to visit or settle in Bali, navigating the various visa options can be complex. As a real estate agency, we’re here to offer clarity on the types of visas available and help make your transition to island life as seamless as possible. Below, we cover the most popular Bali visa options, including both short-term and long-term stay permits.

Types of Bali Visas Available

1. Visa on Arrival (VOA)

• Ideal for: Short-term travelers from selected countries
• Stay Duration: 30 days (extendable once for another 30 days)
• Process: If you’re eligible, the VOA can be issued within an hour with our assistance. Contact us to handle submissions and extensions with ease.

2. Single-Entry Tourist Visa (211A)

• Ideal for: Visitors planning to stay over 60 days
• Stay Duration: 60 days, extendable up to 180 days
• Purpose: Perfect for tourists who don’t qualify for the VOA.

3. Multiple-Entry Visa (D212)

• Ideal for: Frequent visitors
• Stay Duration: One-year multiple entry, with each stay up to 60 days
• Purpose: Excellent for those visiting Indonesia several times a year.

4. Film and Media Visa

• Ideal for: Filmmakers with commercial production projects
• Purpose: Required for shooting commercial films or documentaries (not applicable for social media content).

5. Volunteer Visa (211B)

• Ideal for: Volunteers in environmental or social initiatives
• Stay Duration: 60 days, extendable up to 180 days

6. Performance, Sports, and Event Visas

• Ideal for: Artists, athletes, or event invitees
• Purpose: Specialized permits for those performing in concerts, participating in sports tournaments, or attending significant events.

7. Internship Visa

• Ideal for: Interns accepted by Indonesian institutions
• Purpose: Valid for temporary work experience or training programs.

KITAS (Temporary Stay Permits)

For longer stays, Bali offers a range of KITAS options, each with its own set of benefits.

1. Digital Nomad KITAS (E3)

• Ideal for: Remote workers and freelancers
• Duration: One year, renewable
• Benefits: Enables you to live and work remotely in Indonesia, with the ability to open local bank accounts.

2. Retirement KITAS (E3)

• Ideal for: Retirees over 55 years old
• Duration: One year, renewable
• Benefits: Allows frequent entry and exit from Indonesia, with certain income and health insurance requirements.

3. Investor KITAS (E28)

• Ideal for: Business investors and company shareholders
• Duration: One year, renewable
• Benefits: Provides residency for investors involved in a local business.

4. Family KITAS

• Ideal for: Family members of KITAS or KITAP holders
• Purpose: Available to spouses and dependents.

5. Student KITAS

• Ideal for: Individuals accepted by an Indonesian educational institution
• Purpose: A one-year permit allowing you to study in Indonesia.

6. Second Home Visa (E3)

• Ideal for: Long-term expatriates with significant financial resources
• Benefits: Allows two- to five-year stays, although this visa is subject to changing terms.

Each visa has its terms and conditions, and some require documentation like proof of funds, sponsorship, or a local address.

Disclaimer: We are not legal advisors, and this guide is intended for informational purposes only. For detailed visa requirements, regulations, and updates, please refer to the official Indonesian immigration website or consult a qualified visa agency.

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Five Mistakes to Avoid When Investing in Bali Real Estate

Did you know that one simple mistake in Bali real estate investment can cost you not just hundreds, but potentially thousands of dollars? In this article, we’re diving into the pitfalls that even savvy investors fall into when exploring the paradise of Bali real estate. We are from Excel Real Estate Bali, where we bring innovation to the Bali real estate market. Let’s dive right in.

Investing in Bali’s real estate market is an attractive proposition for many; however, without the right knowledge, this dream can quickly turn into a costly nightmare. Here are the biggest mistakes investors make and how you can avoid them.

1. Not Understanding Bali Property Laws

Bali has specific property laws that differ greatly from other parts of the world. For example, foreign ownership is not as straightforward as it seems. Many investors rush into purchasing only to find they don’t actually own the land outright. Understanding the ownership rights and leasing systems is crucial.

2. Ignoring In-Depth Due Diligence

Skipping due diligence can lead to unexpected legal issues or disputes. From land rights and building permits to zoning laws, each aspect requires thorough investigation. A shocking 30% of foreign investors face legal challenges due to inadequate due diligence, according to recent studies.

3. Overlooking the Importance of Location

Not all locations in Bali offer the same value for investment. While areas like Seminyak and Canggu are well-known hotspots, their markets might be too saturated to yield the best profits at the moment. Emerging areas like Uluwatu may present better growth opportunities.

4. Underestimating Total Costs

Many investors focus solely on the purchase price and overlook additional costs such as taxes, maintenance, and renovations. These can add up to 20% more to your initial investment. Always factor in these costs to avoid budget overruns. Excel Real Estate offers properties that cover these matters and provide ease for you as an investor, even if you live overseas, allowing you to enjoy passive income from your investment.

5. Falling for Unrealistic Rental Yield Promises

Bali’s rental market is competitive. While some properties boast high rental yields, it is important to question and verify these claims. An attractive 7% to 10% yield is possible but depends greatly on location, property type, and management practices. Don’t be swept away by promises without proof.

Summary

In conclusion, knowing yourself and being cautious are key when investing in Bali’s property market. It presents a fantastic opportunity for success, but you must truly understand how it works. Plan well and be ready for anything; by steering clear of these common pitfalls, you could end up making a good profit while having a great experience.

Thank you for reading about the pitfalls of investing in Bali real estate. If you’re looking to invest wisely and avoid common mistakes, Excel Real Estate is here to guide you every step of the way.

Feel free to contact us through our website at excelbali.com to connect with our team of experts and discover how we can help you make informed investment decisions in Bali real estate.

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A Comprehensive Guide: Can You Turn Your Property into a Bali Rental Opportunity?

A Comprehensive Guide: Can You Turn Your Property into a Bali Rental Opportunity?

If you’re considering combining your dream Bali getaway into Bali rental opportunity stream, you’re not alone. Many property investors and holidaymakers are drawn to Bali’s vibrant real estate market, particularly because it offers the flexibility of using a property for personal vacations while renting it out for extra income during other times. But is it really possible, and what are the key considerations for someone looking to lease a property in Bali while also generating rental income?

Question from Our Blog Reader:

“I live in Australia and would like to potentially lease a property in Bali for say 1-5 years (somewhere area yet to be determined), then stay in it for say 1-3 months a year. When I am not using it, I plan to rent it out to others via local marketing or platforms like Airbnb or Booking.com. Is this possible?”

Answer:

The short answer is yes, this is possible. However, the feasibility and the details depend on a few key factors, including the type of lease agreement, the regulations around subleasing, and the length of your stay or lease. Let’s break this down further:

1. Leasehold Agreement vs. Annual Rental

If you’re looking to lease a property in Bali, the two main options are a leasehold agreement or an annual rental agreement. Each comes with its own set of advantages and limitations, particularly when it comes to subleasing the property.

Leasehold Agreement: A leasehold is a long-term contract that typically lasts between 15 and 25 years, though shorter periods (e.g., 5 years) are sometimes available. With a leasehold, you gain full control over the property during the lease term, which allows you to rent it out on platforms like Airbnb or Booking.com when you’re not using it. This is an attractive option for those who plan to stay in Bali for only a few months each year but want to generate income during the rest of the year. It’s worth noting that a leasehold agreement usually involves an upfront payment for the full lease period, though this depends on the specific agreement.

Annual Rental Agreement: If you prefer a shorter commitment, you might consider an annual rental. This allows you to rent the property for a fixed period, usually one year at a time. However, the ability to sublease the property (e.g., via Airbnb) depends on the specific terms outlined in the rental agreement. Some property owners may restrict subleasing to protect the property from excessive wear and tear or to comply with local regulations.

2. Subleasing and Local Regulations

If you plan to sublease your Bali property, it’s important to understand the local regulations. While Bali’s tourism-driven economy welcomes rental opportunities for holiday homes, there are guidelines you must follow:

Subleasing: Many lease agreements in Bali allow for subleasing, meaning you can rent out your property when you’re not using it. However, make sure that your specific lease agreement explicitly allows this. Some agreements might prohibit subleasing or impose restrictions, particularly with short-term rentals.

Tax and Licensing: Renting out your property on platforms like Airbnb or Booking.com requires compliance with local tax laws and obtaining the necessary licenses. In Bali, property owners or renters who sublease their homes for short-term stays may be required to pay a tourism or business tax. Additionally, you may need a “Pondok Wisata” license, which is a permit allowing individuals to rent out a villa or private residence to tourists. Engaging with a local property management company or legal advisor can help you navigate these requirements.

3. Property Management Options

Since you’ll only be staying in Bali for part of the year, property management services can be an invaluable resource. These companies can manage everything from guest bookings and maintenance to cleaning and marketing your property. This allows you to generate rental income without the stress of managing day-to-day operations from abroad.

Many property management companies in Bali are experienced in handling vacation rentals, and they’ll be familiar with the regulatory requirements for Airbnb and Booking.com listings. They can also help you market your property to tourists and ensure the property is maintained to a high standard, maximizing your rental income potential.

4. Selecting the Right Location

While you haven’t yet determined which area in Bali you’d like to lease, this decision can significantly impact your rental potential. Popular areas like Seminyak, Canggu, and Ubud tend to attract a lot of tourists, which could increase your occupancy rates and rental returns. However, these areas also come with higher lease costs. Meanwhile, quieter or up-and-coming areas might offer more affordable options, but with potentially lower rental demand.

Conclusion: Is It Possible?

Yes, you can lease a property in Bali for a few years, stay in it part-time, and rent it out the rest of the time. The key is finding the right lease agreement and ensuring you comply with local regulations around subleasing and short-term rentals. Whether you choose a leasehold or an annual rental agreement, it’s important to work with reputable real estate agents and legal professionals to ensure the terms suit your plans.

For more information, check out our in-depth blog post on comparing long-term rental and leasehold options in Bali: Comparing Long-Term Rental and Leasehold Options in Bali.

By considering these factors, you can turn your Bali dream into a flexible and potentially profitable reality!

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Five Things You Need To Know Before Investing In Property In Bali

Welcome back to our Bali real estate blog! Today, we’re diving into the five essential things you need to know before investing in property in Bali. With the real estate market in Bali booming, it’s an exciting time for investors looking to capitalize on this trend. However, before jumping in, let’s explore some critical factors to consider.

1. Conduct Thorough Market Research Property In Bali

Before making any investment, market research is crucial. Understanding the local landscape will help you stay ahead of the competition and identify what works best in different areas. In Bali, location is paramount—different neighborhoods like Ubud, Canggu, and Kuta attract distinct clientele and offer varying returns on investment (ROI).

• Zoning Regulations: Familiarize yourself with Bali’s zoning laws:
  • Yellow Zone: Residential zoning suitable for building or buying villas.
  • Red Zone: Commercial zoning, often more expensive but highly desirable.
  • Green Zone: Primarily agricultural land where permanent structures cannot be built.

Understanding these zones will help you navigate the complexities of property ownership and ensure your investment is sound.

2. Define Your Investment Goals

As an investor, it’s vital to establish clear and realistic objectives. The average ROI for rental properties in Bali ranges from 10% to 20%, with some exceptional properties yielding over 20%. However, keep in mind that a high occupancy rate does not always correlate with higher profits; sometimes, properties with lower occupancy rates can be more lucrative due to pricing strategies.

• Aim for a balance between occupancy rates and nightly rates to optimize your returns. A good property management company can assist in achieving this balance.

3. Assess Risks Involved

Investing in Bali comes with its share of risks, primarily due to its reliance on tourism. Any downturn in tourism can directly impact your property’s cash flow. However, the growing demand for properties also presents significant upside potential.

• Be aware that regulations can be unclear and may change frequently, which could lead to unexpected costs or fines if not properly managed. This reinforces the importance of thorough market research as a risk mitigation strategy.

4. Build a Strong Network

Having the right contacts can significantly enhance your investment success. Collaborate with reputable professionals:

• Property Management Companies: A competent team can make or break your rental business.
• Bali Real Estate Agents: Choose agents who understand the market and can guide you toward profitable opportunities.
• Consultants: Hiring a consultant can help ensure all legal paperwork is in order and connect you with essential contacts like notaries.

While thorough due diligence may take time, it is crucial for securing advantageous deals.

5. Add Your Unique Touch

To stand out in a competitive market, consider how you can differentiate your property from others. The Bali property market is relatively new and offers numerous opportunities for creativity:

• Think about unique designs, interior furnishings, or special amenities that enhance guest experiences.
• Simple gestures like personalized welcome gifts can leave a lasting impression on guests and encourage repeat business.

By adding your personal touch, you can create memorable experiences that set your property apart from the competition. 

Investing in Bali offers incredible opportunities but requires careful consideration and planning. If you’re interested in learning more about how to invest wisely in this vibrant market, feel free to reach out! We’re here to help answer any questions you may have about navigating the Bali real estate landscape.

Don’t forget to follow us on Instagram at @excelbali and subscribe to our newsletter to receive updates on Bali Real Estate News! 

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Understanding Property Prices in Bali: A Guide from Excel Real Estate Bali

At Excel Real Estate Bali, we often find our clients are confused about property prices in Bali. To help clarify, we’ve put together this guide to explain how we determine property values and what factors influence pricing.

Determining Property Prices in Bali: The Basics

Whether you’re considering a leasehold or freehold property, there are a few key factors to consider when determining the right price. The first step involves evaluating the value of the land. The size and location of the land are critical in this calculation. Additionally, the length of time the land will be used is a crucial factor, especially for leasehold properties.

Next, we assess the structure built on the land, considering the quality of construction, the size of the building, and its overall value. By combining the value of the land and the structure, we can estimate a base sale price.

Market Comparison

After calculating the base price, the next step is to compare it with similar properties on the market. For example, there should be a standard price range for a one-bedroom villa in Canggu or a two-bedroom villa in Uluwatu. By understanding market trends and standards, we can better gauge where a property stands in terms of value.

Final Sale Price and Developer Considerations

The final sale price, or listing price, takes into account the developer’s profit, which is typically calculated as a percentage of construction costs rather than the land value. In some cases, particularly with properties intended for daily rental, prices may also be influenced by potential annual yield. In these instances, we might reverse-engineer the price based on the expected return on investment (ROI) over a certain number of years.

Avoiding Overpriced Purchases

If you’re purchasing a property in Bali, it’s crucial to perform your own calculations or consult a trusted Bali real estate agency like ours. Overpaying for a property can lead to financial loss, especially if you plan to sell in the future. We always advise our clients to carefully assess the ROI and ensure that their investment aligns with realistic market expectations.

Understanding ROI Expectations

ROI is a common concern for investors. Most of our clients expect to see a return on their investment within 5 to 6 years, which requires an average ROI of around 15%. If the expected ROI period extends beyond six to seven years, it might be less appealing, and you should focus more on the long-term potential of your investment.

Location, Location, Location

The location of your property is one of the most important factors in achieving high occupancy rates and ensuring a good ROI. Areas like Canggu Central, Canggu Beach, and the surrounding regions like Berawa and Pererenan are currently in high demand. These areas have limited supply, which makes them prime locations for investment.

High occupancy villas tend to be those with Instagram-worthy designs, so having the right style in the right location can significantly enhance your property’s appeal.

Considering Off-Plan Purchases

In high-demand areas like Bingin and Canggu, where the supply of existing villas is limited, buying off-plan is often the best option. However, keep in mind that as the market evolves, properties with one to two bedrooms might become more difficult to rent out, as renters increasingly seek newer, more modern villas in better locations.

Pricing Your Villa

When pricing your villa, consider the location and market demand. For example, in areas like Bingin and Uluwatu, one-bedroom villas typically range from USD 229K to USD 279K. If you’re aiming for a high-end villa, you may need to invest a bit more upfront, but this shouldn’t negatively impact your ROI.

It’s essential to work with a professional Bali real estate agent who can guide you through the pricing process. At Excel Real Estate Bali, we’re here to help you navigate these decisions, ensuring your property is priced competitively while meeting market demands.

Simple ROI Calculation

For those interested in a straightforward method to calculate your property’s selling price, you can take the potential annual rental income and multiply it by five or six years—the typical timeframe investors are looking to recoup their investment. For example, if your property generates $50,000 in annual revenue, multiplying this by five or six gives you a ballpark figure for the sales price.

Your Guide to Investing in Bali Property

Understanding property pricing in Bali is crucial for making informed investment decisions. By considering factors like land value, construction quality, and market demand, you can determine a fair price whether you’re buying or selling. Remember, properties in prime locations like Canggu or Uluwatu may come at a premium but can offer higher occupancy and returns.

With over 19 years of experience in Bali Real Estate, our team at Excel Real Estate Bali is here to guide you through every step of the process. Whether you’re investing for the first time or adding to your portfolio, trust us to help you find the right property at the right price.

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Three Airlines Launch Direct Flights to Indonesia; Korea-Bali Route Included

Three airlines are scheduled to start direct flights to the most popular places of interest in Indonesia. They are Jeju Air, Batik Air Malaysia, and Super Air Jet.

The announcement was made in the presence of Nia Niscaya who is the Minister of Creative and Tourism’s Chief expert in the field of tourism and Creative Economy, during the hybrid edition of “The Weekly Brief with Sandi Uno” that was held on July 22 2024.

“These new flights will significantly improve accessibility to Indonesian cities,” Nia declared.

The three new routes are:

1. Jeju Air (Jeju – Denpasar)

Beginning on October 27, 2024 Korean carrier Jeju Air will offer flights from Incheon, Seoul, to Denpasar, Bali, seven days a week. The plane will have the capacity for 180 people for each flight.

This route offers easy connections for Korean residents from different cities, via Incheon, Seoul, the capital of South Korea, to Bali.

2. Batik Air (Kuala Lumpur – Various Indonesian Cities)

Batik Air Malaysia will launch flights from Kuala Lumpur to four destinations in Indonesia. Here are the specifics:

• The flight will depart from Kuala Lumpur – Surabaya: From 1 August 2024 using Boeing 747-800 airplanes. The flights will be operated twice daily with the maximum capacity of 150 passengers for each flight.
• Kuala Lumpur – Lombok: Beginning on August 1, 2024 using the same type of aircraft. Flights will run 4 times per week, with the capacity of 150 passengers on each flight.
• Kuala Lumpur – Padang: Beginning on 10 August 2024 with seven flights per week and an maximum capacity of up to 150 people on each flight. “Padang is a popular shopping destination for Malaysians, known for its embroidery, songket (traditional fabric), mukena (prayer robe), and creative economy products,” Nia explained.
• Kuala Lumpur – Pekanbaru: Beginning 10th August 2024 with seven flights per week and 150 passengers on each flight.

3. Super Air Jet

Super Air Jet will offer flights from Kuala Lumpur to Aceh, beginning on the 3rd of August 2024. Its Airbus 320 aircraft will operate seven times per week and have a capacities of up to 180 travelers on each flight.

Nia spoke about the attraction of Aceh to Malaysian travelers due to being home to Tsunami Museum. “The museum is a powerful tale, and the architecture is impressive. The tragedy of the tsunami is a reminder of the power of God,” Nia said.

She pointed out that air travel is responsible 70 percent of the foreign visitor arrivals to Indonesia. She was hopeful that these new routes to flights would dramatically boost foreign tourism which is the goal for 9.5 millions to 14.3 million visitors by 2024.

As of May 20, 2024 Indonesia has welcomed 5.24 million foreign visitors, which is 36.7 percent of the top possible range.

Source: https://en.tempo.co/read/1894802/three-airlines-launch-direct-flights-to-indonesia-korea-bali-route-included

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Bali in Q1 2024: A Boom in Tourism and Real Estate

A resurgent travel industry is driving a surge in Bali’s tourism and real estate, fueled by a shift in tourist preferences and a resurgent travel industry driving this surge in tourism and real estate.

Here’s a breakdown of the trends shaping this vibrant market:

Bali Tourism on the Rise

Explosive Growth: There has been an explosion in visitor numbers in recent years. It is anticipated that there will be 7 million foreign arrivals by the end of 2024, which is a huge increase from the 5.2 million visitors in 2023.

Strong Start: The tourism industry in Bali began the year with a bang, welcoming 420,000 visitors in January, and 450,000 visitors in February, indicating an increase of 25% year-on-year in the number of tourists.

Peak Season Anticipation: An estimate of well over half a million visitors each month is expected during the busiest months (June-September), surpassing even pre-pandemic levels for visitors during this period of time.

Shifting Tourist Landscape

Evolving Preferences: Tourist preferences are evolving, with many tourists looking beyond Seminyak and Canggu as traditional hotspots of Bali. This new trend of splitting time between Canggu and Uluwatu has really caught on in recent years.

Uluwatu’s Rise: A steady rise in demand for rental villas in Uluwatu has resulted in a low vacancy rate for Uluwatu’s rental villas, thanks to this shift.

Investing Focus: Savvy investors are taking advantage of Uluwatu’s high occupancy rates, recognizing that it is an excellent location to invest in real estate.

Uluwatu: A Hotspot for Development

Q1 Boom: Q1 2024 witnessed a flurry of exciting new developments in Uluwatu. Established names are expanding their reach, and the area is becoming a hub for innovative projects.

Emerging Hotspot: Uluwatu’s growing allure is attracting a diverse range of developers, catering to various styles and budgets. This ensures a healthy mix of properties, further enhancing the area’s appeal.

Real Estate Market Flourishes

Tourist Impact: The influx of tourists has significantly impacted Bali’s real estate market, driving demand for high-quality accommodation.

Beyond Uluwatu: The surge extends beyond Uluwatu, with areas like Nyang Nyang, Suluban, Thomas Beach, Padang Padang, Balangan, and Melasti experiencing growing investor interest.

Proven Success: Excel Real Estate’s strong Q1 performance, with successful villa and land sales, reflects the market’s vibrancy.

Looking Ahead: A Positive Trajectory

Government’s Ambitious Goal: The Indonesian government aims to attract 12 million tourists to the country in 2024, with Bali playing a central role as the main gateway. Given the impressive start to the year, this target seems achievable.

Benefits for Investors: As tourism recovers to pre-pandemic levels, the real estate market is poised to benefit significantly. Investors seeking high occupancy rates and strong returns should explore opportunities in Uluwatu and other emerging areas.

Conclusion

Bali’s tourism and real estate sectors are experiencing a dynamic period of growth. With a resurgent tourist market and evolving travel preferences, the island offers exceptional investment opportunities. Whether you’re seeking a luxurious beachfront villa or a strategic investment property, Bali has something for everyone.

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Bali Named the Third Best Island in the World for Travel

You only have to ask someone who has visited Bali or yourself how incredible the island is as a travel destination.

Over 70 years after tourism began on the island, Bali remains as charming and exciting a destination as it was at the time when holidaymakers first began visiting.

All the love for Bali as a travel destination has been confirmed by Travel+Leisure Magazine’s prestigious World’s Best Awards for 2024.

Travel+Leisure’s rankings often influence travelers planning their next vacations and adventures, even though there are awards from esteemed travel platforms like TripAdvisor.

The magazine has announced its winners for the World’s Best Islands in 2024, and Bali is among the top three. Narrowly missing out on the top spot to The Maldives and Phú Quôc in Vietnam, Bali has secured a respectable third place with a reader score of 93.26 out of a possible 100.

Editors share, “T+L readers echoed praises for the Balinese people and the value for money, with one reader summing it up well: “Great beach, great food, good hospitality.”

Readers, who are all serious, avid travelers, are invited to give their feedback about their travel experiences over the last year.

They give their feedback on destinations based on criteria like natural attractions and beaches, the activities on offer, the quality of the food and restaurants in terms of being, the friendliness of the people in the destination, and, of course, value for money too.

Travel+Leisure Magazine says, “For the 29th edition of the World’s Best Awards survey, we asked you, our trusted readers, to share your opinions on cities, safari outfitters, national parks, hotels—including inns—and more.”

Bali has not only been featured in the World’s Best Islands categories but, being such a fantastic travel destination, has naturally been featured on other top 25 lists too. Several hotels in Bali made it onto the prestigious Top 100 Hotels in the World List in 2024.

The Alila Villas Uluwatu made it onto the list in 97th place, with a reader rating of 97.44/100 – the stakes were incredibly high this year if a score of 97 only secured 97th place!

In 59th place is The Laguna, a Luxury Collection Resort & Spa in Nusa Dua. This hotel is one of the finest hotels in Bali and can be found at the heart of Nusa Dua.

The resort area is home to the highest concentration of five-star hotels and resorts on the island, meaning tourists are seriously spoilt for choice. Home to 287 rooms, The Laguna has all the amenities of a large scale resort with the luxurious feel and intimacy of a boutique escape.

Moving over to Seminyak, Hotel Indigo Bali in the heart of Seminyak came in 46th place on the list of the World’s 100 Best Hotels in 2024. Generating an impressive score of 98.44, the hotel boasts 23 suites and 19 private villages, which each offer a private plunge pool and dedicated butter service.

Coming in joint 27th place with The Oberoi Amarvilas in Agra, India, is The St Regis Bali Resort. Also located in Nusa Dua, St Regis is known for its extravagant high tea, incredible service, and ultra-luxurious rooms with 24-hour butter service.

Bringing us into the top 20 of the best 100 hotels in the world in 2024 is The Mulia, yet another Nusa Dua favorite.

With a pristine beachfront view and nothing but world-class service from check-in to check-out, guests always fall in love with The Mulia experience.

The Capella Ubud has consistently been voted as one of the best hotels in the world for the last few years, and it’s easy to see why. Securing a reader score of 99.09 out of 100, it is hard to find fault with this perfect hotel. Described as a “tropical fever dream of tented suites,” the hotel really has to be experienced to be believed.

Bali has not only been named amongst the very best islands for travel in 2024 but is also home to an impressive six of the top one hundred hotels in the world; it’s time to get booking!

Source: https://thebalisun.com/bali-named-in-top-3-best-islands-in-the-world-for-travel/

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Introduction

Planning an international trip can often be confusing, especially when it comes to visa requirements and airport procedures. If you’re heading to Lombok via Jakarta and are unsure about the e-visa (E-VOA) process, this article will help clarify the steps and ensure your journey is smooth.

Understanding the E-VOA for Indonesia

The Electronic Visa on Arrival (E-VOA) is designed to streamline the entry process for travelers. However, it’s essential to know the specific points of entry that support this visa. Here’s a quick rundown of the airports that accept E-VOA holders:

• Halim Perdana Kusuma, DKI Jakarta
• Hang Nadim, Kepulauan Riau
• Juanda, Jawa Timur
• Kertajati, Jawa Barat
• Kualanamu, Sumatera Utara
• Minangkabau, Sumatera Barat
• Ngurah Rai, Bali
• Sam Ratulangi, Sulawesi Utara
• Sentani, Papua
• Soekarno Hatta, DKI Jakarta
• Sultan Aji Muhammad Sulaiman, Kalimantan Timur
• Sultan Hasanuddin, Sulawesi Selatan
• Sultan Iskandar Muda, Aceh
• Sultan Syarif Kasim II, Riau
• Yogyakarta, Daerah Istimewa Yogyakarta
• Zainuddin Abdul Madjid, Nusa Tenggara Barat

While Lombok International Airport is listed as a valid point of entry, there are nuances to be aware of when transiting through Jakarta.

Your Journey: Europe to Lombok via Jakarta

When traveling from Europe to Lombok with a stopover in Jakarta, here’s what you need to know:

1. Immigration in Jakarta:

   • As the primary point of entry into Indonesia, you will need to complete immigration formalities in Jakarta. This includes verifying your E-VOA and processing your entry into the country.

2. Transit Procedure:

   • Upon arrival in Jakarta, despite being in transit, you will need to clear immigration and collect your luggage.
   • After collecting your luggage, you must re-check it with your next airline for your flight to Lombok.

3. Lombok Arrival:

   • Once you arrive in Lombok, there will be no additional immigration checks as you will have already completed this process in Jakarta.

Visa Options for Short Stays

For travelers staying in Indonesia for less than 30 days, it is advisable to apply for a B1 Visa. This visa is valid for 30 days, is single entry, and can be extended once for an additional 30 days. If you plan to stay longer, consider the Tourist Visa, which allows for up to 60 days initially and can be extended several times up to a maximum of 180 days.

First-Hand Experiences

One traveler shared their recent experience traveling to Lombok via Jakarta:

“We just came back from Lombok. On the way in, we transited in Jakarta, where we had to go through immigration and check our VOA visas. Our luggage needed to be picked up and re-checked with the next airline flying to Lombok. On our return, our luggage went directly to our final destination without needing to re-check.”

This experience highlights the necessity of clearing immigration at your first point of entry in Indonesia, even if you are only transiting.

Conclusion

Traveling to Lombok via Jakarta with an E-VOA requires you to complete immigration in Jakarta before continuing to Lombok. Ensure you have your visa documents ready, collect and re-check your luggage, and enjoy your trip.

For the latest updates, contact your airline or check the official immigration website. Safe travels!

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Bali Home Construction Tips : 7 Essential Things to Know Before Building a House in Bali

Building a house in Bali can be a dream come true, but it requires thorough preparation and understanding of local regulations, cultural nuances, and environmental considerations. Whether you’re planning a serene holiday home, a lucrative rental property, or a permanent residence, here are five crucial aspects to keep in mind before embarking on your construction journey in this beautiful island paradise.

In recent years, the Indonesian island has become especially popular with digital nomads and those looking to escape city life. More and more foreigners are interested in owning property in Bali, either for investment purposes or to call home.

Data from Indonesian-based real-estate platform Rumah123 showed that demand for properties by foreign citizens in Bali’s Badung Regency has increased by 92.1% compared to 2022, per the daily business paper Bisnis Indonesia. The Bandung Regency includes tourist spots like Seminyak, Canggu, and Uluwatu.

“Growth of foreigners’ demand in properties in 2023 has seen rapid development compared to 2022. The potential for the foreign market is expected to further accelerate growth and advancement of this industry in 2024,” (Marisa Jaya, head of research at Rumah123)

1. Legal and Ownership Regulations

Prepare for some level of paperwork chaos in Bali. Information is not always documented properly and can cause a headache for foreign buyers.

Foreign Ownership Restrictions: In Indonesia, and consequently in Bali, foreigners cannot directly own freehold property. This means that you, as a foreigner, cannot hold a Hak Milik (freehold) title. Instead, you can consider other legal avenues:

• Leasehold (Hak Sewa): This allows you to lease land for a period (typically up to 25 years, extendable).
• Right to Use (Hak Pakai): This grants you the right to use the land for a specific period (usually 25-30 years, extendable).
• Foreign Investment Company (PMA): Setting up a PMA allows a foreigner to own property under the company’s name.

Land Titles: Understanding different land titles is crucial:

• Hak Milik: Freehold ownership, not available to foreigners.
• Hak Pakai: Right to use, suitable for foreigners.
• Hak Sewa: Leasehold, a common choice for long-term leases.
• Hak Guna Bangunan (HGB): Right to build, often used for commercial properties.

Due Diligence: Before purchasing land, conduct thorough due diligence:

When buying a leasehold property, buyers should engage a notary or lawyer to check that the land title is clear, current, and real. The buyer should ask the seller for documents detailing the history of the land all the way back to the original landowner. You might be the third or fourth buyer, and if someone hadn’t previously paid the taxes, the government could come after you for those taxes.

Verify the land’s legal status and ensure there are no disputes.

Confirm zoning regulations and ensure the land is designated for residential use.
Check for any restrictions or easements that might affect your construction plans.

2. Ensure the Street Leading to Your Plot Has a Name

When looking for leasehold property in Bali, it’s essential to ensure there’s a public road leading to your plot. This may seem like a minor detail, but it can significantly impact your access, legal standing, and future property value.

Verify Public Access:

One critical aspect to consider is verifying that the road leading to your property is a recognized public road and not private land. A named public road ensures legal and uninterrupted access to your property. Without this, you might face serious issues, including being landlocked or unable to obtain necessary permits.

Avoid Landlocked Situations:

There have been instances where buyers thought they had access, only to discover that the road they were using crossed someone else’s private property. In such cases, the property can effectively become landlocked if the landowner decides to restrict access. This not only affects your ability to reach your property but also can complicate any future sale or transfer of the land.

Legal Implications:

In Bali, having a named street can also simplify legal and administrative processes. For instance, obtaining building permits, connecting utilities like water and electricity, and registering your property with local authorities are all more straightforward when your plot is accessible via a recognized public road.

Impact on Property Value:

Accessibility directly affects property value. Properties with easy, public access are more desirable, which is an essential factor if you plan to rent out or sell your property in the future. Conversely, properties that are difficult to access or have ambiguous access rights can see diminished values.

3. Test the Area Before Committing

Recognize that vacationing in a place is quite different from living there long-term. A holiday hotspot might not translate to the day-to-day reality of residing in the same area. Before committing to buying property in Bali, consider renting for a year to truly understand the living conditions and lifestyle.

Test the Area with a Yearly Rental:

Before making a significant investment, renting a property on a yearly basis allows you to experience the area as a resident rather than a tourist. This period will give you a clearer perspective on what daily life is like, including the conveniences and challenges.

For Example: being close to popular places in Bali, like Canggu, can mean getting caught in traffic, especially during rush hour, which is something to consider when picking a spot to build a home.

4. Cultural and Environmental Considerations

Bali has a rich cultural heritage and strong local traditions. When building a house, it’s important to respect these cultural norms:

• Community Consultations: Engage with local priests or community leaders to ensure your plans are in harmony with local customs and spiritual practices.
• Ceremonial Practices: Certain ceremonies may be required before and during construction to seek blessings and ensure harmony.
• Environmental Impact: Bali’s natural beauty is one of its greatest assets, and there are stringent regulations to protect it:
• Building Restrictions: Regulations may limit building height, especially near temples and coastal areas.
• Sustainable Practices: Use eco-friendly materials and construction methods to minimize environmental impact.
• Flooding and Erosion: Consider natural risks like flooding and erosion when selecting your site and planning your construction.

5. Construction Standards and Quality

Local Building Practices: Construction standards in Bali can differ significantly from those in Western countries. It’s crucial to work with reputable contractors who understand local methods and regulations:

• Contractors and Architects: Choose professionals with experience in Bali to ensure compliance with local standards.
• Quality Control: Regularly monitor the construction process to ensure quality and adherence to your plans.
• Materials and Design: Bali’s tropical climate demands specific design considerations:
• Humidity and Heat: Use materials that can withstand high humidity and heat.
• Seismic Activity: Incorporate earthquake-resistant designs and materials.
• Ventilation: Ensure good ventilation to keep your home cool and reduce mold growth.

6. Costs

Budgeting: Building a house in Bali involves various costs beyond just construction:

• Land Purchase: Prices can vary greatly depending on location.
• Construction Costs: Include costs for labor, materials, and design.
• Permits and Taxes: Factor in the costs for necessary permits and taxes.
• Unexpected Expenses: Always budget for unforeseen costs.

7. Permits and Bureaucracy

Building Permits: Obtaining the necessary permits is a critical step:

• IMB (Izin Mendirikan Bangunan): Building permit required for all constructions.
• AMDAL (Analisis Mengenai Dampak Lingkungan): Environmental impact assessment, necessary for larger projects.
• PBG (Persetujuan Bangunan Gedung): Building approval, replacing the old IMB system.

Working with Authorities: The bureaucratic process in Indonesia can be time-consuming:

• Local Consultants: Hire a Local Consultant: A local legal advisor or property consultant can help you navigate the legal and bureaucratic landscape efficiently.
• Patience and Persistence: Be prepared for delays and ensure all your documents are in order.

Understand the Local Market: Research the local real estate market to understand property values, rental yields, and potential resale opportunities. This knowledge will help you make informed decisions about your investment.

Community Engagement: Building good relationships with the local community can make your construction process smoother and more enjoyable. Respect local customs and participate in community activities to build goodwill.

Conclusion

Building a house in Bali is a significant investment that requires careful planning and consideration of various factors. By understanding the legal framework, respecting local culture, ensuring high construction standards, budgeting realistically, and navigating the bureaucratic processes efficiently, you can turn your dream of owning a home in Bali into a reality. Embrace the journey and enjoy the process of creating your own piece of paradise in this beautiful island.

By following these guidelines, you’ll be well-prepared to embark on your building project in Bali, ensuring it’s both legally sound and culturally respectful, resulting in a beautiful home that you can enjoy for years to come.

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Bali Soaring In Popularity With European Tourists

The latest travel data shows that Bali is soaring in popularity with tourists from Europe.

The Island of the Gods has long been the vacation destination of choice for Australian tourists, and this year it seems Bali is topping the charts with tourists from Europe too.

With international flights to Bali more accessible than ever before, it’s easy to see why Bali is becoming a must-visit destination for European tourists.

For decades, Bali has been a much-loved destination for European travelers, many of whom have visited the island as part of backpacking adventures and honeymoon getaways.

Now, Bali is becoming a destination for annual summer vacations for European tourists.

Speaking to reporters, the trustee of the Bali Sales and Marketing Community (BASACOMM), Gufron, explained that the number of tourists from all demographics of travelers is increasing as Bali enters the high season.

Gufron said that Australian tourists figures are set to increase 30% this year, with European travel trends coming along close behind.

Gufron said, “This means Bali continues to move, even for the Australian market. Apart from Australia, tourists from Europe also have the potential to visit Bali. Like Germany, tourist visits from that country will increase by 14.23 percent in 2024.”

Gufron noted that although there are increasing numbers of flights available to Bali, more flights are needed direct from major European cities to Bali if these travel trends are to be supported.

He shared, “In fact, the current challenge is the airline flight. Airline prices are quite high, especially in Europe. Therefore, there must be a policy from the government.”

The travel expert shared his suggestions for the industry in order to capitalize on the rising demand from European tourists to travel to Bali.

He noted that there are sufficient direct flights from major cities across Australia, including Perth, Sydney, Melbourne, and Brisbane, but that it is tricky for most European tourists to fly to Bali without catching a connecting flight.

Gufron said, “BASACOMM suggests that there is a need for additional direct flights. Indeed, there are direct flights from Qatar, Turkey, Singapore and others, but they are still very lacking.”

Most tourists flying from western and central Europe to Bali must take a layover before jetting off to the Island of the Gods once again.

The most affordable and frequent layover for European tourists is in Dubai, with flights departing for Bali on a daily basis.

Others take a layover in Kuala Lumpur, Bangkok, and Singapore before catching a shorter flight to Denpasar.

These layovers can add additional travel time and often increase the cost of travel directly.

Tourists from most European nations can travel to Bali and Indonesia more broadly on a 30-day visa on arrival.

The visa costs IDR 500,000 and can be paid for on arrival or arranged prior to arrival via the Indonesian e-visa website.

Tourists from 97 nations are eligible for the e-visa on arrival, and holding this visa entitles tourists to use the newly installed autogates at Bali’s Gusti Ngurah Rai Airport.

During this upcoming high season, the ability to use the autogates is set to be a real-time saver for tourists who will be able to complete their immigration arrivals process in just a matter of seconds.

It is no surprise that Bali is increasing in popularity with European tourists. Bali has been on a mission to promote the island as a destination where tourists can stay for a long time.

With the average tourist stay in Bali sitting at 3-5 days and many tourists visiting for a long weekend, Bali has been working to encourage tourists to stay longer and spend more.

For European tourists its very difficult to visit for just a couple of days and with so much to explore, staying 10-14 days in Bali is the perfect amount of time to feel rested and rejuvenated on vacation and explore the very best of what the island has to offer.

Source: https://thebalisun.com/bali-soaring-in-popularity-with-european-tourists/

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Starlink Launches Trial in Bali, Making Island Even More Appealing to Digital Nomads

Bali, the picturesque Indonesian island known for its stunning beaches, vibrant culture, and welcoming atmosphere, has taken a significant step toward becoming an even more attractive destination for digital nomads with the trial launch of Starlink. SpaceX’s satellite internet service is set to revolutionize connectivity in remote areas, providing high-speed internet access that could transform Bali into a digital nomad’s paradise.

Enhanced Connectivity

One of the main challenges for digital nomads in Bali has been inconsistent internet service. While major urban areas and tourist hotspots often have reliable connectivity, rural and more secluded parts of the island can struggle with slow and unstable internet. Starlink’s trial aims to change this by offering high-speed satellite internet that is accessible virtually anywhere on the island. This enhancement will enable digital professionals to work seamlessly from Bali’s more remote and serene locations without worrying about connectivity issues.

Attracting More Digital Nomads

Bali has long been a favored spot for digital nomads, thanks to its affordable cost of living, beautiful scenery, and rich cultural experiences. The introduction of Starlink is expected to amplify these advantages, attracting even more remote workers who prioritize reliable internet access as a crucial aspect of their lifestyle. With Starlink, digital nomads can expect internet speeds that rival those of major cities, making Bali an even more viable option for long-term stays and professional productivity.

Boost to Local Economy

The influx of digital nomads facilitated by Starlink’s trial launch is anticipated to have a positive impact on Bali’s local economy. Increased demand for accommodation, co-working spaces, and local services can provide a significant economic boost. Moreover, digital nomads often engage with the local community, supporting businesses ranging from cafes and restaurants to wellness and recreational activities. This economic stimulation can contribute to the island’s recovery and growth, especially important in the post-pandemic era.

Supporting the Local Tech Ecosystem

Starlink’s presence in Bali could also foster the development of the local tech ecosystem. Improved internet infrastructure can attract tech startups and innovative projects to the island, potentially turning Bali into a hub for tech entrepreneurs and innovators. This could lead to more job opportunities for locals and contribute to the island’s economic diversification beyond tourism.

Environmental and Cultural Considerations

While the benefits of Starlink are substantial, it is essential to consider the environmental and cultural impact of increased digital nomadism. Balancing the influx of foreign workers with the preservation of Bali’s natural beauty and cultural heritage will be crucial. Sustainable practices and responsible tourism will be key to ensuring that the island’s charm and environment are maintained for future generations.

Conclusion

The trial launch of Starlink in Bali marks a significant milestone for the island’s digital infrastructure. By providing reliable, high-speed internet access, Starlink is set to make Bali an even more appealing destination for digital nomads, potentially transforming the island into a global hotspot for remote work. This development promises not only to enhance the digital nomad experience but also to contribute positively to Bali’s local economy and tech ecosystem. As the island braces for this technological upgrade, the focus will be on harnessing these benefits while preserving the unique charm that makes Bali a beloved destination worldwide.

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Navigating Payments for Your Off-Plan Bali Villa: A Comprehensive Guide

Investing in an off-plan villa in Bali offers a unique opportunity to secure a property at a potentially lower price point and customize it to your taste. However, navigating the payment structure for an off-plan purchase can be complex compared to buying a completed villa. This guide delves into the typical payment plans for off-plan villas in Bali, explores key considerations, and offers valuable tips to ensure a smooth and secure transaction.

Understanding the Payment Structure

While details may vary slightly between developers, a general pattern emerges in off-plan villa payment plans in Bali.

The payment structure is typically divided into a series of progress payments tied to specific milestones in the construction process. These milestones could include the completion of foundation works, structural framing, roofing, and interior finishes, among others. Each completed stage marks a significant milestone in the development progress, triggering a corresponding payment installment.

These progress payments are often outlined in a predetermined schedule within the purchase agreement. It’s crucial to familiarize yourself with these milestones and associated payment deadlines to ensure smooth financial planning throughout the construction timeline.

Additionally, staying in regular communication with the developer or their representatives can provide you with updates on the project’s progress and anticipated payment schedules.

Here’s a breakdown of the commonly encountered stages:

1) 10% Deposit for Due Diligence:

The initial step often involves a 10% deposit to initiate the due diligence process. This period allows you to thoroughly examine the developer’s reputation, track record, permits, and legal standing.

Engaging a lawyer or an experience Bali real estate agents to review the contract paperwork is crucial during this stage. Their expertise in scrutinizing the contract paperwork can provide invaluable insights and ensure that your interests are safeguarded. They’ll meticulously review the terms and conditions outlined in the contract, offering you peace of mind and clarity as you move forward with the transaction.

2) 30% Payment Upon Contract Signing:

Once due diligence is satisfactory, signing the contract typically triggers a 30% payment. This signifies your commitment to the purchase and becomes part of the total villa cost.

3) 25% Payment After Foundation Completion:

As construction progresses, the next milestone payment often occurs upon completion of the foundation. This verifies the project is physically underway and provides reassurance before channeling further funds.

4) 25% Payment Upon Structural Completion:

Reaching the stage where walls and the roof are completed is another critical juncture. This signifies significant progress and justifies another 25% payment towards the total villa cost.

5) 5% Payment at Key Handover:

The exciting moment of receiving the keys to your villa often coincides with a final 5% payment. Take this opportunity to perform a thorough inspection with a qualified professional to identify any potential defects before releasing these funds.

6) 5% Retention Until Completion:

A critical but often overlooked aspect in off-plan villa purchases is the 5% retention clause. This provision is designed to safeguard buyers’ interests and ensure the satisfactory completion of the project. Here’s a deeper dive into why this retention clause matters:

The 5% retention is a percentage of the total purchase price that is withheld by the buyer until specific conditions are met. Typically, this amount is retained until the building permit is formally obtained, and a final quality control inspection is conducted to confirm that the villa meets the agreed-upon specifications outlined in the purchase agreement. This retention serves as a form of insurance, providing leverage for the buyer to address any outstanding issues or deficiencies before releasing the final payment to the developer.

Why Point 6 Matters:

Buyers often underestimate the importance of retaining a portion of the payment until the completion of the project. Releasing the full payment upon key handover may seem convenient, but it leaves buyers vulnerable to potential defects or discrepancies that may only become apparent after occupancy. By withholding the 5% retention, buyers can effectively protect their investment and ensure that the developer remains accountable for delivering a high-quality product.

Furthermore, the retention clause incentivizes the developer to address any deficiencies promptly, as they are motivated to receive the final payment in full. This added layer of accountability encourages transparency and ensures that any issues are resolved to the buyer’s satisfaction before the project is considered complete.

In summary, the 5% retention clause is a crucial safeguard for buyers in off-plan villa purchases. By understanding and enforcing this provision, buyers can mitigate risks and uphold quality standards, ultimately ensuring a smoother and more satisfactory real estate transaction.

Beyond the Basics: Factors Influencing Payment Plans

While the structure outlined above serves as a general framework, several factors can influence your specific payment plan:

1) Developer Reputation and Track Record:

The reputation and track record of the developer play a pivotal role in shaping the payment plan. Established developers with a long history of delivering high-quality projects and meeting deadlines may offer less rigid payment plans. Their proven reliability instills confidence in buyers, allowing for more flexibility in payment arrangements. Conversely, lesser-known or inexperienced developers may implement stricter payment schedules to mitigate risks associated with project completion.

2) Project Complexity:

The complexity of the villa project is another crucial determinant of the payment plan. Villas with intricate designs, extensive landscaping, or unique architectural features often necessitate adjustments to the payment schedule. The construction timeline and materials used in such projects may require staggered payments at specific stages to accommodate the intricate nature of the work. Developers may also factor in additional costs associated with specialized materials or labor, influencing the overall payment structure.

3) Negotiation:

Engaging in constructive negotiation during the initial stages of the purchasing process can significantly impact the payment structure. Buyers who actively communicate their preferences and financial constraints may have the opportunity to negotiate a more favorable payment plan with the developer. This could involve spreading out payments over a longer period, adjusting payment percentages at key milestones, or incorporating incentives for early payment.

By advocating for their needs and demonstrating commitment to the project, buyers can potentially secure a payment plan that aligns more closely with their financial goals and priorities.

4) Market Conditions:

External factors such as prevailing market conditions can also influence payment plans. In a competitive real estate market where demand outweighs supply, developers may have more leverage in dictating payment terms. Conversely, in a buyer’s market characterized by abundant inventory and slower sales, developers may be more inclined to offer flexible payment options to attract buyers and close deals.

Essential Tips for Secure Transactions

Investing in an off-plan villa requires careful planning and due diligence. Here are some additional tips to ensure a secure and successful transaction:

1) Seek Legal Counsel:

Engaging a reputable lawyer or Bali real estate agency experienced in Balinese property law is vital to understand the legalities of the contract and protect your interests.

2) Understand Exit Strategies:

Ensure the contract clearly outlines your rights and potential exit strategies in case of unforeseen circumstances that might prevent you from completing the purchase.

3) Stage Payments with Milestones:

Opt for a payment schedule tied to specific construction milestones. This ensures the developer’s progress aligns with your financial commitment.

4) Perform Thorough Inspections:

Never release a payment without first conducting a thorough inspection with a qualified professional at each construction stage and upon key handover.

5) Establish Clear Communication:

Maintain open and transparent communication with the developer throughout the process. Address any concerns promptly to avoid future complications.

Conclusion

Investing in an off-plan villa in Bali can be a rewarding experience, offering the potential for significant returns and a personalized living space. By understanding the typical payment structure, considering the influencing factors, and implementing the recommended tips, you can navigate the process with confidence and ensure a smooth transaction. Remember, due diligence, a well-structured contract, and a focus on staged payments with clear milestones are key to securing your dream villa in paradise.

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In 2024, Bali hopes to attract 1.5 million tourists from the People’s Republic of China.

Under the direction of Indonesia’s Minister for Tourism and the Creative Economy, the island of Bali is expected to receive 1.5 million tourists from mainland China by the year 2024. Compared to the number of visitors from the People’s Republic of China that was attained in 2023, the new aim indicates an increase of 707,000 Chinese visitors.

According to Wisnu Sindhutrisno, the Regional Marketing Director for the Tourism Ministry, Chinese tourists who visit Bali will travel to and from the island on one of the thirteen airlines that are currently operating flights between the mainland of China and the island. This information was originally reported by Detik.com. The following is a further statement: “We count a current seat capacity of 1.1 million (between PRC and Bali). This will be pushed to the point where the capacity for searing reaches 1.5 million.

According to Wisnu, the Chinese government asserts that forty million people from the People’s Republic of China will have vacations outside of the country in the year 2024. This number is significantly higher than the 10 million people from the Mainland of China that travelled outside of China in the year 2023. Although Wisnu stated that the Tourism Ministry is still dedicated to drawing “quality tourists” to Indonesia, he also stated that Indonesia is looking for tourists who are willing to spend a significant amount of money and stay for extended periods of time. According to him, the typical length of stay for Chinese tourists in Bali is between five and seven days.

It was brought to Wisnus’s attention that there are four peak travel times for travellers from China to places outside of China each year.

According to Wisnu, sixty-five percent of the Chinese tourists that visit Bali nowadays are members of the millenial generation, while the remaining tourists are those who are forty years old or older. According to him, Chinese tourists typically go to places that provide them with one-of-a-kind travel and cultural experiences. He also mentioned that Chinese tourists prefer to visit places that are “Instagrammable” and are good for taking selfies.

As the COVID-19 pandemic comes to an end, the official from the Tourism Ministry stated that the government of the People’s Republic of China is encouraging its residents to have vacations within the country. As a result, the People’s Republic of China is making an attempt to revive its domestic tourism industry. According to Wisnu, China states that the 40 million potential international outbound tourist market has only returned to a level of 10 to 15 million. This is despite the fact that the local market is quite large.

According to Wisnu, there were a total of 707,347 Chinese tourists that visited Indonesia during the months of January and November 2023. As the market in the People’s Republic of China (PRC) begins to revive, Chinese tourists made up 5.4% of all foreign tourists in December 2023.

On Saturday, January 20, 2024, the Chinese airline Juneyao successfully completed its inaugural flight, which originated from Shanghai and ended in Denpasar. With 164 passengers on board, an Airbus A320neo with the designation HO 1355 took off from Shanghai at 8:35 a.m. local time and arrived in Denpasar at 3:50 p.m.

Bali is now a daily destination for Juneyao Airlines’ flights.

It is the intention of the Chinese airline to replace the Airbus A320neo with a larger Boeing 787 Dreamliner that is capable of transporting between 360 and 400 passengers in order to accommodate the anticipated increase in the number of passengers travelling to Bali. The Ministry of Tourism is attempting to persuade Juneyao Airline to increase the number of passengers it can transport to Bali and are also considering the possibility of flying extra flights to Jakarta and Yogyakarta.

In the meantime, the general manager of PT Angkasa Pura I, which is in charge of managing the Bali Airport, mentioned that Juneyao Airlines is the 38th airline that operates international flights to the Ngurah Rai International Airport in Bali.

source: https://balidiscovery.com/

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Bali Airport Sees 1 Million International Travelers in February

Ngurah Rai International Airport in Bali achieved a noteworthy milestone in February, with over 1 million international travelers passing through its gates. This remarkable surge in tourist arrivals not only underscores Bali’s enduring charm but also signifies a significant step forward in the island’s recovery from the profound impacts of the COVID-19 pandemic on its tourism sector.

The substantial increase in international visitors to Bali during February is a testament to the island’s enduring popularity among global travelers. Despite the challenges posed by the pandemic, Bali continues to captivate tourists with its stunning landscapes, rich cultural heritage, and warm hospitality. The milestone achievement at Ngurah Rai International Airport reflects the resilience of Bali’s tourism industry and signals a promising trajectory for its future growth and development.

The influx of international travelers in February is particularly encouraging for Bali’s tourism stakeholders, including airlines, hotels, restaurants, and tour operators, who have been grappling with the adverse effects of travel restrictions and lockdown measures. The surge in arrivals provides a much-needed boost to the local economy, supporting livelihoods and businesses that depend on tourism for sustenance.

Moreover, the positive momentum at Ngurah Rai International Airport bodes well for Bali’s broader efforts to revive its tourism sector and rebuild traveler confidence. As vaccination efforts ramp up worldwide and travel restrictions gradually ease, Bali is poised to capitalize on pent-up demand for leisure travel and emerge as a preferred destination for holidaymakers seeking rejuvenation and relaxation.

In addition to highlighting Bali’s resilience and appeal as a tourist destination, the milestone achievement at Ngurah Rai International Airport underscores the importance of ongoing collaboration and coordination between government authorities, industry stakeholders, and international partners to ensure the safe and sustainable recovery of the tourism sector. By prioritizing health and safety protocols, promoting responsible tourism practices, and enhancing infrastructure and services, Bali can navigate the post-pandemic landscape successfully and continue to thrive as one of the world’s premier travel destinations.

source:
https://en.antaranews.com/news/308601/bali-airport-sees-1-mln-international-travelers-in-feb
https://en.tempo.co/read/1845941/bali-airport-sees-1-million-international-travelers-in-february-2024

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Bali Ranked #25 on List of World’s Finest Island Destinations for 2024 Vacations

The top islands in the globe in 2024 are Santorini, Greece, Bali, Indonesia, Hawaii, Madagascar, Phuket, Palawan, and Thailand.

Islands are timeless natural wonders that never fail to entice visitors. This is due to the fact that islands provide a variety of marine life, long expanses of sandy beach, and verdant mangrove forests.

In 2024, these 25 islands will be the most popular vacation spots on Earth, according to US News Travel. The picturesque landscapes and convenient accessibility of these islands make for an unforgettable vacation.

Half of the points come from visitors’ ratings, while the other half come from the editor’s evaluation, which determines the final ranking.

Scenery, culture, people, cuisine, nightlife, accessibility, adventure, romance, and family amenities are the categories that editors use to score each location.

Year 2024: The World’s Finest Islands

To help you plan your next vacation, US News Travel has compiled a list of the top islands in the world for 2024:

1. Greece’s Santorini Island

Most newlyweds consider Santorini to be the most romantic place to spend their honeymoon. Aside from serving as a haven for passionately in love couples, Santorini also provides informative excursions of wineries and historical sites, such as the ruins of Thira and Ancient Akrotiri.

2. The Island of Mauritius

Situated approximately 900 kilometers east of Madagascar, the island nation of Mauritius is situated in the southwest Indian Ocean. Many of Mauritius’s natural attractions, including its mountains, waterfalls, and other geological wonders, are open to the public.

Moreover, the island, which is only a day’s flight from the US, is home to sega music, which is considered a cultural treasure by UNESCO.

3. Catalonia, Italy

The little island of Capri has become a popular destination for affluent tourists drawn to its resorts and stores. This island in Italy is accessible only by boat, and it boasts rugged landscapes and azure waters. From Capri, you can see the Bay of Naples and the Amalfi Coast like no other island.

4. The Australian Whitsunday Islands

A group of seventy-four picturesque islands off the coast of Queensland, Australia, make up the Whitsunday Islands. The proximity of Whitsunday to the Great Barrier Reef makes it an ideal destination for those who enjoy marine tourism, particularly scuba diving and snorkeling, due to the stunning underwater scenery.

5. Italy’s Sardinia

The subtropical climate of Sardinia has made it a popular destination for cruise ships departing from the Mediterranean.

There are 12 miles of excellent sand and shallow blue waters on this Italian island, which is located on the Costa Smeralda.

6. Zanzibar

In the Indian Ocean, 32 miles from Tanzania’s shore, is the island of Zanzibar. In addition to its stunning underwater scenery, Zanzibar’s Batu City showcases a UNESCO-recognized fusion of African, Indian, Arab, and European civilizations.

7. French Polynesia, Tahiti

Tourists interested in sipping cocktails while watching the sun go down might find Tahiti to be the perfect destination. Plage de Toaroto, with its white sands, and the Faarumai waterfall are only two of Tahiti’s many tourist attractions.

8. Cyprus

In 2024, Cyprus is considered one of the world’s top islands. Cyprus is a popular tourist destination because to its beautiful white sand beaches, scenic hiking paths, and historical ruins.

9. The land of Madagascar

With over a hundred different lemur species, not to mention a plethora of other birds, frogs, chameleons, and uncommon flora, Madagascar is truly a biodiversity hotspot. Off the eastern coast of Africa lies an island nearly the size of Texas in the United States.

10. Ecuador’s Galapagos Islands

The Galapagos Islands have retained their enchantment since Charles Darwin’s discovery nearly two centuries ago. The iguanas, sea lions, turtles, and birds that inhabit the Galapagos Islands contribute to their mystique.

11. Fiji

There are a number of stunning islands in Fiji, including the Mamanuca Islands, which are known for their beautiful, unspoilt beaches.

In addition to its breathtaking scenery, the welcoming locals and interesting cultural practices—like the fire walking ceremony—make Fiji a popular tourist destination.

13. The Philippine island of Palawan

Visitors to Palawan have the opportunity to swim in Lake Kayangan, kayak through the underground river tunnels of Puerto Princesa, and explore El Nido’s Bacuit Bay lagoon.

For those interested in underwater tourism, the months of November through May are ideal.

The French Polynesian island of Bora Bora

When you visit Bora-Bora in 2024, you may be able to fulfill some of your travel dreams, such as lounging on Matira Beach, riding a boat across the turquoise waves, and driving through lush forests.

Tourists should bring extra cash, though, because Bora-Bora is notoriously pricey.

14. Portugal’s Azores

There are direct flights from New York City to the Azores, a group of nine islands in the Atlantic Ocean that have recently gained a lot of fame.

Hiking and whale viewing in this supposedly paradisiacal Portuguese location are experiences you won’t soon forget.

15. The Bahamas

Bermuda, an island in the Atlantic Ocean that is 21 square miles in size, is a British dominion. Bermuda is home to several secret coves, pink sand beaches (such as NTT’s Red Beach) and historic colonial buildings in Saint George.

16. Bali

Bali, being one of the world’s most beautiful islands, could be a great option for a 2024 vacation. Long recognized for more than just its stunning coastline, Bali is also home to several old sacred places, like Tirta Empul and the Uluwatu Temple.

17. The Bahamas

Harbor Island in the Bahamas is a tropical paradise with white sand beaches and year-round sunshine. Beyond that, the Bahamas are famous for housing the world’s third-largest coral reef.

18. Spain’s Mallorca

Mallorca is the most visited island in Europe during the summer, thanks to its many resorts and miles of beautiful white sand beach. Mallorca boasts around 300 beaches that are perfect for beachcombing.

19. U.S. state of Hawaii

Spectacular Hawaiian flora awaits hikers at Akaka Falls State Park.

Additionally, Hawaii is host to a plethora of other natural wonders, including Punalu’u forest sand beaches, Kealakekua Bay State Historical Park, and Hawai’i Volcanoes National Park.

20. Islands of Turks and Caicos

One of the world’s largest coral reefs is located in the North Atlantic Ocean, on the Turks and Caicos Islands.

Bight Reef, home to hundreds of species of vibrant coral fish, and Smith’s Reef, a haven for stingrays and turtles, are just two of the many must-visit dive sites in this scuba diver’s paradise.

21. Saint Lucia

St. Lucia is an island in the Eastern Caribbean known for its tropical climate. With its diverse flora and fauna, Diamond Falls Botanical Gardens & Mineral Baths draw visitors to the island, which is referred to as a geological wonder.

22. New Zealand’s South Island

Tourists interested in more than just seascapes may find South Island, New Zealand, to be an ideal destination. The South Island is home to verdant woods, mountains, glaciers, waterfalls, lakes, and more.

23. Phuket, Thailand

The Thai island of Phuket sits on the Andaman Sea and is known for its beautiful rainforests and many Buddhist temples.

Phuket visitors can choose Promthep Cape for the greatest views of the sea.

24. Corfu, Greek Island

For tourists on a tighter budget, Corfu might be a great substitute for a Greek vacation. The cultural and natural attractions, such as the Agios Gordios and Paleokastritsa beaches and the 13th-century Paleokastritsa Monastery, are enough to keep visitors from wanting to depart.

25. The Hawaiian island of Kauai

Among the world’s top islands in 2024, Kauai is a top pick. Thrill seekers will find enough to do on this, Hawaii’s oldest and most mountainous island, such as scaling the peaks and gorges of Waimea Canyon.

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Bali’s Train Line Takes a Step Closer: Construction Begins in September 2024

Bali’s long-awaited railway network, a transformative project aiming to address traffic congestion and enhance connectivity, has finally secured a construction start date: September 2024. This marks a significant milestone in the island’s infrastructure development journey.

Connecting Key Destinations:

The first phase of the project focuses on a 30-kilometer Light Rail Transit (LRT) line, weaving its way from the bustling I Gusti Ngurah Rai International Airport to popular tourist hubs like Seminyak, Mengwi, Renon, and Kuta. This direct connection promises to significantly shorten travel times, especially during peak seasons when the island’s roads become gridlocked. Imagine whisking away from the airport to your beachside resort in under 30 minutes, leaving the stress of traffic jams behind.

Collaborative Effort:

The project reflects a strong spirit of collaboration, with funding secured from a South Korean company and a joint venture established between the Bali Provincial Government and the Central Government. This highlights the shared commitment to Bali’s development and a recognition of the positive impact the network will have on the island’s economy and tourism industry.

Optimism for the Future:

Transport Minister Sumadi envisions the LRT expanding beyond its initial phase, reaching congested areas like Sunset Road, Legian, and Canggu. This expansion would not only address additional traffic hotspots but also promote a more sustainable mode of transportation, reducing reliance on private vehicles and their associated emissions. Bali’s unique landscape and cultural heritage are key considerations, and the project aims to integrate seamlessly with the environment, minimizing its footprint and respecting local traditions.

Questions and Uncertainties:

However, the project isn’t without its challenges. The upcoming presidential transition introduces some degree of uncertainty, with president-elect Prabowo Subianto’s stance on the LRT unclear. Additionally, striking a balance between infrastructure development and cultural preservation remains a crucial concern. Finding ways to incorporate local elements into the design and ensuring minimal disruption to communities and sacred sites will be essential for the project’s long-term success.

Shared Goal: Smoother Traffic Flow:

Despite these uncertainties, government officials across all levels agree on the urgency of addressing Bali’s traffic issues. The Bali Railway Network, along with the potential North Bali Airport, represent a new era in transportation, promising to redefine mobility while respecting the island’s heritage.

Concerns and Transparency:

While the groundbreaking ceremony marks a significant milestone, questions regarding the project’s feasibility and funding remain. Stakeholders, including local transport authorities and residents, have expressed concerns about the lack of transparency regarding the train schedule, ticket fees, and the target passenger demographic. Addressing these concerns through open communication and ensuring accountability will be vital in building trust and support for the project.

Light at the End of the Tunnel:

Despite the challenges, the Bali Railway Network holds immense potential to transform the island’s transportation landscape. With construction set to begin in September, a light of hope emerges for a future with smoother traffic flow, enhanced connectivity, and a more sustainable approach to tourism. The journey ahead may not be without its bumps, but as Bali embarks on this high-speed ride, the promise of a more enjoyable and accessible experience for residents and visitors alike shines brightly.

Source:
https://thebalisun.com/balis-tourist-train-line-aiming-to-offer-rides-every-15-minutes/
https://www.traveldailynews.asia/ground-transportation/bali-embarks-on-a-transformative-journey-with-new-railway-network-set-to-start-in-september-2024/

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Is 2024 The Year to Invest in Bali Real Estate?

Understanding the real estate market in Bali, as well as the economic forecast for 2024, requires a comprehensive approach that begins with a broader view of Indonesia’s national real estate dynamics. The Indonesian real estate market is characterized by its diverse price segments, reflecting varied demand across different types of properties. This analysis explores the nuances of the market, rental yields, and the broader economic outlook for Bali, offering insights into potential opportunities and challenges within the property sector.

Market Dynamics in Indonesia

The Indonesian real estate market exhibits a broad spectrum of demand across various price segments. Specifically:

• Mid-Range Properties: Accounting for 18% of the market demand, properties priced from IDR 300 million to IDR 750 million represent a significant segment. This demand reflects a sizable interest in affordable yet comfortable living spaces.
• Premium Residences: With 34% of online searches focused on properties priced between IDR 1.5 billion and IDR 4 billion, there’s a pronounced demand for premium living spaces, suggesting a robust market for high-quality residential options.
• Luxury Properties: Properties priced above IDR 4 billion capture 18% of the search interest, indicating a significant niche market for luxury real estate in Indonesia.

Rental Yields Insights

Rental yields provide essential insights into the property market’s health and investment potential. Average daily rental rates are approximately IDR 2,281,000, with two-bedroom units fetching around IDR 4,123,000 per day. For larger villas with three or four bedrooms, platforms like Airbnb show rates of approximately IDR 7,000,000 per day, highlighting the profitability of investing in property development projects, especially those catering to the higher end of the market.

Economic Outlook for Bali in 2024

Looking ahead, analysts are optimistic about Bali’s economic growth in 2024, projecting an expansion of 5.50% to 6.30%. This growth is underpinned by developments in key sectors such as agriculture, construction, trade, and tourism, assuming global stability. Bali’s inflation is effectively managed, expected to stay within the national target of around 3%±1% in 2023, with similar stability anticipated for 2024. These economic conditions set a promising stage for the real estate market.

Impact on the Real Estate Sector

• Increased Demand: Economic improvement and the booming tourism sector are poised to boost demand for properties, especially in hospitality and tourism-related real estate, including hotels, resorts, villas, and short-term rental properties.
• Price Appreciation: The potential for increased demand and investment inflows may lead to property price appreciation, enhancing Bali’s attractiveness to investors.
• Construction and Development: Ongoing strategic projects signal a robust construction sector directly impacting the real estate market. New developments catering to local and tourist needs, such as housing complexes, commercial spaces, and infrastructure improvements, are expected to proliferate.
• Sustainability Concerns: As the property sector expands, sustainable development becomes crucial. Balancing growth with the preservation of Bali’s natural beauty and cultural heritage is essential, with an emphasis on eco-friendly property development.
• Property Financing: Positive signs in the banking sector and increased banking intermediation may facilitate more accessible property financing and mortgages, potentially stimulating the real estate market further.

Conclusion

The 2024 economic outlook for Bali is promising, with the real estate sector set to benefit significantly. However, achieving strategic and sustainable development is crucial to ensuring long-term benefits for the island and its inhabitants. Furthermore, the potential growth in tourism and infrastructure sectors presents attractive investment opportunities in Bali. Investors and stakeholders in Bali’s real estate market should navigate these dynamics carefully, considering global economic trends, local market demands, and sustainable development practices to make informed decisions.

FAQ Section

Q1: What are the primary drivers of Bali’s real estate market growth?
A1: The primary drivers of Bali’s real estate market growth include its robust tourism sector, economic improvement across key industries such as agriculture, construction, and trade, and the island’s growing popularity as a remote work destination. These factors contribute to increasing demand for both residential and commercial properties.

Q2: How does the economic outlook for 2024 impact Bali’s real estate market?
A2: The economic outlook for Bali in 2024, with expected growth between 5.50% and 6.30%, signals a positive impact on the real estate market. This growth is likely to drive demand for properties, increase property prices, and stimulate construction and development, making the sector attractive to investors.

Q3: What are the latest trends in Bali’s real estate market?
A3: The latest trends include a significant demand for eco-luxury properties, the rise of modern enclosed-living room villas due to the hotter climate, and an interest in off-plan villas for investment. Areas like Canggu and Pererenan are particularly popular among investors, showcasing a shift towards sustainable and high-quality living spaces.

Q4: Are there any concerns or challenges facing Bali’s real estate market?
A4: Yes, challenges include regulatory changes, potential market saturation in certain segments, managing the environmental impacts of development, ensuring community benefits, and preserving the island’s cultural identity. Addressing these challenges requires a balanced approach to development.

Q5: What types of properties are most in demand in Bali?
A5: There is healthy demand for a variety of properties, including luxury villas, modern industrial villas, Mediterranean-style villas, and properties offering a blend of modern amenities with traditional Balinese aesthetics. Sustainable and eco-friendly homes are also gaining popularity.

Q6: What should potential investors know about property financing and mortgages in Bali?
A6: Investors should be aware that positive trends in the banking sector and increased banking intermediation could make property financing and mortgages more accessible, potentially boosting the real estate market further. However, it’s crucial to stay informed about the latest regulations and policies affecting property ownership and financing.

Q7: How can investors navigate the Bali real estate market effectively?
A7: Investors can navigate the market effectively by conducting thorough market research, staying updated on regulatory changes, considering sustainable development practices, and consulting with Bali real estate experts. Understanding the dynamics of local demand, global economic trends, and sustainable development practices will be key to making informed decisions.

Q8: What is the future outlook for Bali’s real estate market?
A8: The future outlook is promising, driven by Bali’s economic growth, the rising demand for residential and commercial properties, and the island’s appeal as a global tourist and expatriate destination. However, sustainable and strategic development is essential to ensure long-term success and preserve Bali’s natural and cultural heritage.

These FAQs aim to provide a comprehensive overview of Bali’s real estate market, offering insights into current trends, challenges, and opportunities. Investors and buyers considering Bali’s market should approach with a well-informed strategy, taking into account both the potential rewards and inherent risks of real estate investment in this unique locale.

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Navigating Bali’s Real Estate Market in 2024: A Guide for Investors

Welcome to Bali’s real estate market in 2024 – a dynamic, evolving landscape that offers a plethora of opportunities for astute investors. This guide aims to provide you with comprehensive insights into the current trends, investment strategies, and key considerations in Bali’s property market. Whether you’re a seasoned investor or new to the game, understanding these shifts is vital for maximizing your investment potential in this tropical paradise.

Key Trends in Bali Real Estate Market in 2024

Luxury and Eco-Friendly Developments

The allure of Bali has always been its pristine beauty and unique culture, which now extends into its real estate market. The demand for luxury properties is at an all-time high, with investors and affluent buyers gravitating towards lavish villas, beachfront estates, and upscale townhouses. These properties aren’t just living spaces; they’re embodiments of a luxurious lifestyle, offering privacy, exclusivity, and unparalleled comfort. With amenities such as private pools, lush gardens, and bespoke services, they’re attracting a clientele that values opulence and personalized experiences.

Parallel to the luxury trend is the growing consciousness for sustainable living. Eco-friendly properties are no longer a niche market; they’re becoming a significant trend. Buyers are increasingly drawn to homes that minimize environmental impact, featuring renewable energy sources like solar panels, sustainable building materials like bamboo, and designs that blend with the natural surroundings. This shift is not just a response to environmental concerns but also a reflection of a lifestyle choice that values wellness and sustainability.

Commercial Real Estate Boom

Bali is not just a holiday destination anymore. It’s evolving into a bustling business hub, attracting a diverse array of professionals and entrepreneurs. This transformation is fueling the demand for commercial real estate. Coworking spaces, modern office buildings, and commercial centers are springing up, catering to the needs of digital nomads, local startups, and international companies establishing a presence in Bali. These spaces offer more than just a workplace; they provide networking opportunities, state-of-the-art facilities, and often, breathtaking views – blending work with the island’s renowned leisure lifestyle.

Influence of Global Trends

The Bali property market is not insulated from global trends; in fact, it’s being reshaped by them. The rise of remote work and the digital nomad lifestyle has increased the demand for properties that cater to these modern work modes. Homes with dedicated office spaces, high-speed internet, and proximity to community hubs are highly sought after. Additionally, the global shift towards experiential living is driving the development of unique properties. Bali is seeing a rise in wellness retreats, eco-tourism resorts, and properties that offer a blend of luxury and local cultural experiences.

Tourism and Real Estate: A Symbiotic Relationship

Bali’s real estate market is intricately linked to its tourism industry. The island’s allure as a tourist destination directly impacts the demand for various types of properties. During peak tourist seasons, rental properties, especially those near popular beaches and cultural sites, see high occupancy rates and increased rental yields. This trend makes them attractive for real estate investors. Conversely, during off-peak periods, rental incomes can fluctuate, highlighting the need for strategic planning and market understanding. Investors must remain cognizant of tourism trends, including the growing eco-tourism sector, to maximize their returns.

Evolving Buyer Preferences and Market Dynamics

The preferences of property buyers in Bali are evolving rapidly. While luxury and sustainability remain key themes, there’s also a growing emphasis on modern architectural designs. Buyers are looking for homes that offer a harmonious blend of traditional Balinese aesthetics and contemporary conveniences. The emerging markets in areas like Bingin and Uluwatu are testament to this trend. These locations offer a unique proposition – unspoiled natural beauty, serene environment, and relatively lower property prices compared to established areas like Seminyak and Ubud. As infrastructure develops and these areas become more accessible, they present significant growth potential for investors.

Investment Strategies and Opportunities

Diversification is key in the Bali real estate market. Investors should consider a mix of residential and commercial properties, luxury villas, and properties in emerging markets to spread risk and maximize potential returns. In the luxury segment, focusing on properties that offer unique experiences and high-end amenities can be particularly profitable. For commercial investments, properties that cater to the burgeoning digital nomad and entrepreneur community are promising. In emerging markets, the strategy should focus on long-term growth potential, considering factors like upcoming infrastructure projects and the area’s developing popularity.

Navigating Regulatory and Economic Challenges

Investing in Bali’s real estate market is not without its challenges. The Indonesian legal framework, particularly regarding foreign ownership of property, requires careful navigation. Leasehold arrangements are common, and understanding these legalities is crucial. Additionally, economic factors like inflation and currency fluctuations can impact investment returns. Environmental considerations are also paramount, given Bali’s susceptibility to natural disasters and the global emphasis on sustainability. Staying informed and adapting to these regulatory and economic landscapes is essential for successful investment.

Conclusion

Bali’s real estate market in 2024 offers a landscape rich with opportunities but also fraught with complexities. For investors, the key lies in understanding and adapting to market trends, legal frameworks, and economic conditions. With its unique blend of natural beauty, cultural richness, and evolving market dynamics, Bali presents a unique investment proposition. As you navigate this market, this guide aims to serve as a comprehensive resource, helping you make informed and strategic investment decisions.

F.A.Qs

Q: Have property prices in Bali dropped in recent years?
A: The real estate market in Bali has experienced fluctuations, with some areas seeing a drop in prices due to various economic factors. However, key areas, especially those favored by tourists and expatriates, have maintained or even increased in value.

Q: Is 2024 a good time to invest in Bali’s real estate market?
A: 2024 is showing potential as a good year for investment, particularly due to the rising demand for luxury and eco-friendly properties, as well as commercial real estate. However, investors should conduct thorough market research and consider global economic trends.

Q: What are the advantages of buying a villa in Bali?
A: Buying a villa in Bali can offer several advantages, including potential rental income, especially in tourist-frequented areas. Villas in Bali often come with luxury amenities and are located in picturesque settings, making them attractive to both renters and buyers.

Q: Are there restrictions for foreigners buying property in Bali?
A: Yes, there are restrictions. Foreigners typically cannot own land in Bali outright but can enter into long-term lease agreements. Understanding the legal framework and potentially working with a local expert is crucial for foreign investors.

Q: How is the commercial real estate market in Bali evolving?
A: The commercial real estate market in Bali is growing, with an increasing demand for office spaces, coworking spaces, and retail locations, driven by Bali’s evolving status as a business hub and the influx of digital nomads and entrepreneurs.

Q: Is investing in eco-friendly properties in Bali a wise choice?
A: Investing in eco-friendly properties is becoming increasingly popular, reflecting global trends towards sustainability. These properties can attract a specific market segment and potentially offer long-term benefits both financially and environmentally.

Q: What impact does tourism have on Bali’s real estate market?
Tourism significantly impacts Bali’s real estate market. Properties in tourist hotspots can yield high rental incomes during peak seasons. However, investors should also be aware of the fluctuations in the tourism industry.

Q: What are the emerging areas for real estate investment in Bali?
Emerging areas for investment include locations like Bingin and Uluwatu, which are gaining popularity for their natural beauty and quieter atmosphere. These areas offer potential for growth as they develop further.

The post Navigating Bali’s Real Estate Market in 2024: A Guide for Investors appeared first on Excel Bali Real Estate - Bali Property for Sale.

Understanding What is Hak Pakai

The Hak Pakai certificate is a term that often appears in discussions about property, especially land. In simple terms, the Hak Pakai certificate is a legal document that proves the right for an individual or a business entity to utilize state-owned land or land owned by someone else. At first glance, the understanding of the ownership certificate seems similar to the Building Use Right Certificate (SHGB). However, in reality, these two types of land certificates are different documents, as are their functions and the types of rights contained within them.

To learn more about the intricacies of the Hak Pakai certificate, read the complete discussion below.

Understanding the Hak Pakai in Agrarian Law

When discussing the Hak Pakai certificate, it’s crucial to address the definition of the Hak Pakai itself, as the two are clearly interconnected. The complete definition of the Hak Pakai is explained in Article 41 of Law No. 5 of 1960 on Basic Agrarian Regulation (UUPA).

According to this regulation, the Hak Pakai is defined as:
“The right to use and/or collect yields from land directly controlled by the State or land owned by others, which confers authority and obligations determined in the decision of its grant by an authorized official or in an agreement with the landowner, which is not a lease or land cultivation agreement, as long as it does not conflict with the spirit and provisions of the basic agrarian law.”

Based on this law, it can be concluded that the Hak Pakai certificate is a right to use property granted to another party, for development, construction, etc.

The Hak Pakai is subject to a usage time limit, meaning that the holder of the Hak Pakai certificate cannot utilize or manage the land indefinitely.

The regulations regarding the period for utilizing state land and land owned by others under the Hak Pakai are contained in Article 45 of Government Regulation (PP) No. 40/1996.

It states that the duration of the Hak Pakai is a maximum of 25 years and can be extended for another 20 years (for state-owned land).

Revocation/Cancellation of the Hak Pakai

The ownership of the Hak Pakai can be revoked or canceled by law, under the following conditions:

• Canceled by the ministry or the competent authority.
• The holder of the management right or the ownership right can revoke it before the end of the term if the obligations of the Hak Pakai holder are not fulfilled.
• Non-fulfillment of the terms or obligations written in the agreement between the parties regarding the granting of the Hak Pakai or the use of the management right.
• A court decision that has become final and binding, which can result in the cancellation of the Hak Pakai certificate.

Who Is Eligible To Obtain Hak Pakai In Indonesia?

Unlike the Freehold Certificate (SHM) which can only be owned by Indonesian citizens, the Hak Pakai can be granted by the state to foreign nationals residing in Indonesia.

The issuance of the Hak Pakai certificate depends on the decision of the property owner.

If the building or land is state-owned, then the issuance of the certificate will await the decision of the minister.

If the land or building is privately owned, the decision to grant the right of use is entirely at the discretion of the property owner.

To avoid confusion, here are the subjects or people who can obtain the Hak Pakai certificate:

• Indonesian citizens
• Foreign nationals residing in Indonesia
• Legal entities established according to the law and domiciled in Indonesia
• Departments, non-departmental government institutions, and regional governments
• Religious and social bodies
• Foreign legal entities with official representation in Indonesia
• Foreign state representatives and representatives of international bodies.

Upgrade Hak Pakai to Hak Milik Procedure

Hak Milik can be granted over a Hak Pakai land title, which is used as a residential property by an individual (Indonesian citizen) with land size of 600 m2 or less, based on the request by the person who holds the Hak Pakai title.

This is as stated in the Decree of the Minister of Agrarian Affairs / Head of BPN Number 6 of 1998 concerning the Granting of Ownership of Land for Residential Homes (“Kepmen No. 6/1998”).

The other requirement that must be fulfilled to upgrade the status of Hak Pakai to Hak Milik is to apply to the Head of the Regency / Municipality Land Office, accompanied by the following documents:

1. Land certificate (Hak Pakai Certificate)
   Prepare the original certificate which is to have it’s status changed since the original certificate is the most important document. You will also need several photocopies of certificates for backup.
2. A copy of the IMB (Building Permit)
   Building Permit documents are required as evidence of the legality that land is used for a residential building. In addition, a letter from the village head is required, stating that the building is/will be used for residential purposes, if the building permit has not been issued by the authorized institution.
3. A copy of the latest SPPT PBB (land and building tax)
   Specifically for land size of 200 m2 or more. Proof of payment of SPPT PBB tax is required to see the track record of payment of taxes and conditions of the land, such as the land area and the extent of the buildings affected by taxes.
4. A copy of Applicant’s Identity Card
5. Statement letter
   You need to attach a statement that specifies that the applicant will have a SHM for no more than 5 parcels of land entirely or one SHM for a land parcel, covering a total of not more than 2000 m2. This statement form which is provided by the BPN, may be collected at the local Land Office. This is to meet the requirements stipulated in the Decree of the Minister of Agrarian Affairs / Head of BPN No. 6 of 1998 concerning the Granting of Land Ownership Rights for Residential Homes.

Upgrade Costs

If the existing certificate is Hak Pakai (Right to Use), then the buyer may upgrade the certificate to SHM (Certificate of Freehold Property). The costs are as follows:

• Income to the State in accordance with applicable provisions
  2% x (NJOP land – IDR 60 Million)

However, things maybe different in reality. We strongly suggest that you seek advice from a notary or lawyer regarding the costs involved.

Based on our experience, it’s approximately IDR 25 million

Disclaimer:

As we are not qualified legal advisers, we can only provide general information. For those wanting full legal advice, one needs to acquire the services of a qualified legal adviser.

If you wish further information, we recommend that you contact a Lawyer/legal adviser or speak with a notary, who can help to answer any legal questions which you may have.

Source: Rumah.com, PPBali.com

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Why Investing in a Bali Villa Now Makes Perfect Sense: A Personal Journey

In this article, we’re excited to share with you a unique and enlightening experience from one of our investors who ventured into Bali’s thriving real estate market. This firsthand account provides an in-depth look at the practicalities, opportunities, and rewards of investing in a Bali Villa. It’s a story that not only highlights the financial aspects but also delves into the lifestyle and future prospects that Bali offers. Whether you’re considering a similar investment or simply curious about the potential of Bali’s property market, this narrative is sure to provide valuable insights and inspiration. Join us as we explore the journey of turning a dream into reality in one of the most beautiful destinations in the world.

Introduction

Hey there, fellow investors and Bali enthusiasts! Today, I’m excited to share my journey and insights into why investing in a Bali Villa is a smart move right now. Remember, this isn’t financial advice – always do your own research – but I’m here to share my experience and the numbers that convinced me Bali is a goldmine for investors.

Why Bali? Easy Investment for Foreigners

First off, let’s delve into the ease of the investment process. For many foreigners, the thought of purchasing property in a different country can seem daunting, filled with bureaucratic hurdles and complex regulations. However, Bali stands out as a pleasant exception. The process of investing here is surprisingly straightforward, making it an accessible option for international investors.

To guide you through this journey, we recommend reading this article on the pre-purchase checklist. This resource is tailored to provide you with a comprehensive understanding of the necessary steps, documentation, and considerations unique to the Balinese market. It covers everything from identifying the right location to understanding legal requirements, ensuring you’re well-informed at every stage of your investment.

It’s important to remember, though, that property ownership in Bali for foreigners typically comes in the form of a long-term leasehold, rather than a freehold. This means that while you have the right to use and profit from the property for a specified period, usually spanning decades, the land itself remains under local ownership. However, this doesn’t diminish the value of your investment. In fact, leasehold arrangements in Bali often come with options for extension, ensuring long-term stability and benefits for investors.

Location, Location, Location

Bali isn’t just a tropical paradise with rich culture and stunning scenery; it’s also a booming tourist hub. Being close to Australia, Bali offers us easy access to our investment and a delightful holiday retreat. Plus, with tourism expected to double by 2025, owning a villa here seems like hitting the jackpot!

More Than Just an Investment – A Future Home

Thinking ahead, Bali also presents an incredible retirement opportunity. The plan? Build our nest egg and retire in our mid-40s to Bali, where the cost of living is much more affordable compared to Australia.

Our Villa – A Dream in Progress

Now, let’s get a bit personal. Our villa, located in the heart of Bingin, is a two-story, two-bedroom haven designed for both relaxation and entertainment. Just a short stroll from the beach and local amenities, we’re decking it out with high-end materials to attract top-tier clients on Airbnb.

Crunching the Numbers

Here’s where it gets interesting. Using AirDNA, a fantastic tool for analyzing Airbnb data, I’ve calculated the potential returns. We’re looking at high occupancy and daily rates, pointing to a significant return on investment. Plus, with Bali’s property values rising, the capital growth potential is just too good to ignore.

As we progress with our villa, the excitement is palpable. We’re eagerly anticipating our next visit to see the developments. 

Conclusion

Investing in a Bali villa seems to be a smart, enjoyable, and potentially profitable journey. As always, do your homework and consider all aspects before diving in. But from where I’m standing, the view is pretty spectacular.

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Navigating Bali Real Estate: The Crucial Role of Building Permits and Licenses

Bali’s property market is undeniably attractive, offering breathtaking scenery, a vibrant cultural backdrop and the allure of a tropical haven. Yet, potential investors or buyers intending to acquire property in this Indonesian jewel should not underestimate the importance of securing appropriate building permits and licenses.

This article explores why it is critical to have these documents in place and the potential hazards of buying a Bali property without valid permits.

A list of permits required for Bali real estate ownership

Remember that these requirements may vary depending on the specific type of property and its location.

It is always advisable to consult with a local real estate expert or legal professional to ensure compliance with all applicable regulations.

1. Building Permit (Persetujuan Bangunan Gedung or PBG): This permit is mandatory for any new building construction, renovation work, or significant alterations to an existing building. It ensures that the construction adheres to local building codes and safety standards.

2. Certificate of Laik Fungsi (Sertifikat Laik Fungsi or SLF): This certificate is issued after the building has been inspected and deemed to meet all safety and functionality requirements. It is required to obtain occupancy permits and connect utilities.

3. Land Certificate (Sertifikat Hak Milik or SHM): This certificate proves legal ownership of the land on which the property is built. It is essential for property transactions and mortgage applications.

4. Building Ownership Certificate (Sertifikat Hak Pakai or HGB): This certificate grants the right to use and develop land for a specified period, typically 25 years for individuals. It is common for foreign nationals to hold HGB titles for properties in Bali.

5. Environmental Impact Analysis (Analisis Kesatuan Lingkungan Hidup or AMDAL): This study is required for projects that may have significant environmental impacts, such as large-scale developments or constructions in sensitive areas.

6. Forestry Permit (Izin Usaha Kehutanan or IUK): This permit is required for activities that involve the use or management of forest resources, such as clearing land for development or utilizing forest products.

7. Water Use Permit (Izin Pemakaian Air or IPA): This permit is required for any property that plans to utilize groundwater or other water sources for its operations.

8. Wastewater Discharge Permit (Izin Pembuangan Air Limbah atau IPAL): This permit is required for any property that generates wastewater and plans to discharge it into the environment.

9. Tourism Business Permit (Izin Usaha Pariwisata or IUPAR): This permit is required for businesses operating in the tourism industry, such as hotels, villas, restaurants, and tour operators.

10. Tax Identification Number (Nomor Pokok Wajib Pajak or NPWP): This number is required for all individuals and businesses that are subject to income tax in Indonesia. It is necessary for tax filings and property transactions.

1. The Necessity of Obtaining Proper Building Permits and Licenses:

In the dynamic landscape of Bali’s real estate, proper documentation is the key to a secure and legally sound property transaction. Building permits and licenses are not mere bureaucratic formalities; they are crucial safeguards that protect both the buyer and the integrity of the property market.

a. Legal Compliance and Ownership Assurance:

Securing the necessary permits ensures that the property complies with local regulations and zoning laws. This, in turn, assures the buyer that they are acquiring a property with a legitimate and recognized status. It establishes legal ownership and provides a foundation for a transparent and lawful transaction.

b. Construction Standards and Safety:

Building permits are not only about paperwork; they are a testament to adherence to construction standards and safety regulations. The approval process involves a thorough examination of the building plans, ensuring that the construction meets the required quality and safety standards. This protects both the occupants and the long-term integrity of the property.

c. Environmental Impact Considerations:

Bali’s unique environment requires special consideration. Proper permits often involve an assessment of the environmental impact of the construction. This ensures that developments are in harmony with Bali’s natural beauty, preventing adverse effects on ecosystems and local communities.

d. Community Relations and Social Harmony:

Obtaining permits involves engagement with local communities and authorities. This not only fosters positive community relations but also contributes to social harmony. Acknowledging and respecting the local context is vital in a place where community ties are deeply woven into the fabric of life.

e. Property Value Appreciation:

A property with valid permits generally holds a higher market value. Prospective buyers are willing to pay a premium for the assurance of legal compliance, construction quality, and the overall legitimacy of the property. Investing in these aspects at the outset can lead to substantial returns in the long run.

2. Risks of Purchasing a Property Without Valid Permits:

While the appeal of an unpermitted property might be tempting, the risks associated with such purchases in Bali real estate are significant. Ignoring the importance of permits can lead to a range of legal, financial, and practical complications.

a. Legal Consequences:

Purchasing a property without valid permits puts the buyer at risk of legal consequences. Authorities may deem the construction illegal, leading to fines, property confiscation, or even demolition. This not only jeopardizes the investment but can result in lengthy legal battles and disputes.

b. Uncertain Ownership Status:

Without proper permits, the ownership status of a property may remain uncertain. This ambiguity can create challenges when it comes to selling the property in the future or passing it on to heirs. Valid permits provide a clear chain of ownership, offering peace of mind to both current and future owners.

c. Compromised Construction Quality:

Unpermitted constructions often bypass essential quality and safety checks. This compromises the overall construction quality, posing risks to the occupants and potentially leading to costly repairs and renovations in the future.

d. Difficulty in Resale:

Selling a property without valid permits can be a daunting task. Prospective buyers are likely to be wary, and financial institutions may hesitate to provide loans for such properties. This can result in extended periods on the market and a reduced resale value.

e. Strained Community Relations:

Purchasing a property without engaging with the local community can strain relations and lead to social disharmony. This not only impacts the immediate living experience but can also affect the property’s reputation within the community and the broader real estate market.

The post The Crucial Role of Bali Building Permits and Licenses appeared first on Excel Bali Real Estate - Bali Property for Sale.

Bali Real Estate: Unveiling the Ultimate Pre-Purchase Checklist

Introduction

In the dynamic Bali real estate market, the pre-purchase stage is critical to the success of your investment. Excel Bali Real Estate offers a comprehensive pre-purchase checklist to guide you through this essential phase.

Why Pre-Purchase Due Diligence Matters

Laying the Groundwork for Informed Investments
Successful real estate transactions hinge on detailed information. Our pre-purchase checklist empowers you to gather and analyze crucial data points, ensuring a thorough understanding of the potential risks and rewards associated with your Bali property investment.

The Ultimate Pre-Purchase Checklist for Bali Real Estate

1. Financial Assessment

Historical Property Financial Data

Delve into the historical financial data of the property to understand its market performance and value trends over time.

Rental Yields and Profitability

Evaluate the property’s rental yields and overall profitability to gauge its financial viability as an investment.

2. Legal and Regulatory Compliance

Title Deeds and Ownership

Thoroughly review title deeds and ownership documents to ensure a transparent and legally sound property transaction.

Zoning and Building Permits

Verify the property’s compliance with local zoning regulations and secure all necessary building permits.

Ownership Structure

Investigate the ownership structure of the land to ascertain if it involves shared ownership and understand the implications.

Leasing Rights

Determine if the vendor has the legal right to lease the land, ensuring clarity on usage and potential income.

Debt Check

Conduct a thorough investigation to identify any existing debts or encumbrances on the land, safeguarding your investment.

3. Property Infrastructure Analysis

Utilities and Infrastructure

Assess the availability and condition of utilities and infrastructure to ensure a seamless living experience for future occupants.

Structural Integrity

Conduct a comprehensive examination of the property’s structural integrity to identify potential maintenance or renovation needs.

4. Land Details and Usage

Precise Land Definition

Define the piece of land precisely, leaving no room for ambiguity in boundaries or characteristics.

Legal Access

Confirm legal access to the land from a public road, avoiding future complications in accessibility.

Zoning Purpose

Understand the zoning regulations to ensure the land can be used for the intended purpose, aligning with the buyer’s objectives.

Conclusion

In the competitive Bali real estate market, a thorough pre-purchase checklist is essential for making informed decisions and safeguarding your investment. Excel Bali offers the definitive guide to Bali real estate due diligence, empowering you to invest with confidence, mitigate risks, and maximize the potential of your Bali property.

The post Bali Real Estate: Unveiling the Ultimate Pre-Purchase Checklist appeared first on Excel Bali Real Estate - Bali Property for Sale.

Introduction

Retirement is a significant milestone in life, and choosing the right place to spend your golden years is a crucial decision. Bali, with its picturesque beaches, vibrant culture, and affordable living, often ranks high on the list of retirement destinations.

At Excel Bali Real Estate, we understand the importance of choosing the perfect retirement destination, and Bali stands as an exceptional choice for retirees seeking tranquility, natural beauty, and a vibrant cultural experience. In this comprehensive guide, we delve into the myriad aspects that make Bali an idyllic haven for retirees.

Embracing Balinese Beauty

Bali, with its emerald rice terraces, azure waters, and sun-kissed beaches, offers a visual spectacle like no other. Imagine waking up to the gentle rustle of palm leaves and the distant murmur of waves – a daily reality for those retiring in Bali. The island’s natural splendor creates an unparalleled ambiance, perfect for a peaceful retirement retreat.

Affordability and Cost of Living

One of Bali’s most enticing features for retirees is its affordable cost of living. Compared to many Western countries, the cost of living in Bali is relatively low. Retirees can enjoy a comfortable lifestyle without burning a hole in their savings. From exquisite dining experiences to comfortable accommodation, Bali offers a high quality of life at a fraction of the cost compared to many Western countries. This financial relief allows retirees to indulge in leisure activities and explore the island without breaking the bank. Moreover, you can find quality housing in a variety of price ranges, including Western-style villas and other properties.

Cultural Immersion

Bali’s rich cultural heritage provides retirees with a unique opportunity for exploration. Engage in the island’s vibrant ceremonies, traditional dances, and arts and crafts. Immersing yourself in Balinese culture fosters a sense of belonging, enriching your retire in Bali experience.

Health and Wellness

Retirement is a time to prioritize well-being, and Bali caters to this need impeccably. The island boasts a plethora of wellness activities, from rejuvenating yoga retreats to holistic spa treatments. Additionally, Bali offers access to quality healthcare facilities, ensuring retirees have peace of mind regarding their health needs. With the opening of the new Bali International Hospital, and the influx of healthcare professionals from around the world, this country is becoming a top choice for medical tourism. Moreover, the healthcare system in Bali is very affordable compared to other countries.

Retirement Communities and Social Life

Bali is home to diverse expatriate communities, fostering a supportive social environment for retirees. Join clubs, participate in community events, and forge lasting friendships with like-minded individuals. The sense of camaraderie enhances the retirement experience, making Bali feel like home away from home. In addition, the island has a large expat community, making it easy to meet new people. Many retirees find that the local culture is welcoming and friendly, and it is a great place to experience a unique culture. The climate is also ideal for outdoor activities.

Investment Opportunities

For retirees seeking promising investment avenues, Bali offers unparalleled opportunities in the thriving real estate market. The island’s robust tourism industry and the increasing expatriate community make it an ideal environment for lucrative investments, especially in sought-after Bali villas for sale. Whether you’re interested in boutique resorts, eco-friendly ventures, or luxurious properties, Bali provides a conducive platform for profitable real estate ventures. Don’t miss out on the chance to capitalize on the growing demand for Bali villas – a wise investment choice for a secure and prosperous future.

Lifestyle

The retirement process in Bali is relatively straightforward, but you need to take into account your budget and lifestyle when deciding on where to live. Whether you want to live in a busy region like Sanur or a tranquil village such as Pererenan, it is important to research your options thoroughly and consult with other expats.

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The allure of pristine beaches and lush landscapes can sometimes overshadow the importance of understanding the legal aspects associated with property ownership in this Indonesian haven. In this comprehensive guide, we delve into the common Bali property legal questions, providing you with clarity and insights, ensuring your investment journey is smooth and worry-free.

1. Understanding Indonesian Property Laws

Foreign Ownership Restrictions

Investing in property in Bali is a dream for many, but understanding the legal landscape is crucial. Foreign Ownership Restrictions mandate that only Indonesian citizens and legal entities can possess land directly, prompting many expatriates to explore Leasehold vs. Freehold options.

Leasehold vs. Freehold: Which One Is Right for You?

Bali Freehold vs Leasehold Property. While Freehold grants full ownership, Leasehold offers control for a fixed period, providing a viable alternative for foreigners.

Land Titles and Certificates

Land Titles and Certificates must undergo meticulous scrutiny, ensuring authenticity and legality, safeguarding your investment against potential disputes.

2. Navigating the Property Purchase Process

Finding the Right Property

Navigating the Bali Property Purchase Process involves finding the Right Property. Extensive research, site visits, and understanding the neighborhood dynamics are essential.

Due Diligence: Essential Checks Before Buying

Due Diligence is paramount, encompassing checks on land titles, planning permissions, and outstanding debts.

The Role of Notaries and Legal Advisors

Notaries and Legal Advisors play a pivotal role in the transaction, guiding you through the paperwork and legal intricacies.

3. Taxation and Fees

Understanding Property Taxes in Bali is vital, as is being aware of Additional Fees and Hidden Costs that might surprise unsuspecting buyers.

4. Inheritance Laws and Succession Planning

Succession Planning are essential to ensure your property passes smoothly to your heirs, emphasizing the importance of drafting a Will.

5. Dealing with Disputes and Legal Challenges

Disputes are an unfortunate reality; thus, knowing how to Resolve Property Disputes and being aware of Legal Recourse and Mediation Options can save you from prolonged legal battles.

Environmental and Zoning Regulations

Environmental and Zoning Regulations must be taken into account, considering Conservation Laws and Restrictions and understanding Bali Zoning Regulations to prevent future conflicts.

6. Investing in Property for Business Purposes

Setting Up a Business in Bali

For entrepreneurs eyeing Bali for business ventures, Setting Up a Business in Bali is a pivotal step. Commercial Property Ownership Guidelines vary, demanding thorough understanding and compliance.

8. Conclusion

In conclusion, purchasing property in Bali demands meticulous planning and a deep understanding of the legal framework. Ensuring compliance with Indonesian laws, understanding taxation, and planning for the future are paramount. Remember, knowledge is your strongest asset in this endeavor.

Frequently Asked Questions

1. Is it legal for foreigners to own property in Bali?

Yes, but there are restrictions. Foreigners can only possess land through leasehold agreements or legal entities.

2. What documents should I check before buying property in Bali?

Check land titles, planning permissions, and outstanding debts. Verify the authenticity of the documents with a legal advisor.

3. How can I resolve property disputes in Bali?

Property disputes can be resolved through legal recourse or mediation. Consulting a local attorney is advisable.

4. What are the tax implications of owning property in Bali?

Property owners are subject to property taxes. Consult a tax advisor to understand your tax obligations fully.

5. Can I run a business from a property I own in Bali?

Yes, but you need to comply with local regulations. Setting up a legal business entity is essential.

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Bali’s Next Investment Hotspot! Kedungu, Tabanan, Bali

Over the last 10 years, the area of Canggu has seen high levels of capital appreciation with investors receiving high returns on their investments. 

The area is still developing and remains one of Bali’s most highly sought-after locations, however this high demand has resulted in higher land prices, lower availability and less scope for development.

In recent years more focus has been given to new areas further along the stunning West Coast of Bali beyond Canggu, recent developments have sprung up around the famous Tanah Lot Temple. One step further along the coast brings you to the truly beautiful area of Kedungu.

Kedungu brings investors a fantastic opportunity to be part of the boom of another new destination in Bali which mirrors Canggu around 10 years ago. Land prices are still relatively low with good availability of prime spots and there is huge potential for capital appreciation as seen elsewhere in Bali.

Discovering Kedungu, Tabanan

A Hidden Paradise

Nestled on the western coast of Bali, Kedungu is a serene village that offers a glimpse into the island’s untouched beauty. Unlike the bustling tourist hubs of Kuta and Seminyak, Kedungu has managed to retain its tranquillity, making it an ideal location for those seeking a peaceful escape.

The Rise of Tabanan

Tabanan, the regency to which Kedungu belongs, has been steadily gaining recognition. With the construction of new infrastructure and improved connectivity, Tabanan is no longer a mere stopover on the way to other tourist destinations. It’s emerging as a destination in its own right.

Investment Potential in Kedungu

A Surging Bali Property Market

One of the primary reasons behind Kedungu’s rise as an investment hotspot is its property market. The demand for villas and beachfront properties in this area has been steadily increasing. Investors are drawn to the breathtaking views and the promise of high rental yields.

Development Opportunities

Kedungu offers ample opportunities for development. As the area gains popularity, businesses related to tourism and hospitality are thriving. This presents a golden opportunity for entrepreneurs to establish their presence and cater to the growing demand.

Factors Driving Investment

Natural Beauty and Serenity

Kedungu’s charm lies in its natural beauty. The pristine beaches, lush rice fields, and the sacred Tanah Lot Temple nearby make it an alluring destination for tourists and investors alike. The promise of a peaceful environment is a major draw for those seeking a second home or investment property.

Infrastructure and Connectivity

Improved road networks and infrastructure development have made Kedungu more accessible. The Ngurah Rai International Airport is just a short drive away, making it convenient for both tourists and investors to reach this idyllic spot.

Cultural Appeal

Tabanan is steeped in Balinese culture, and Kedungu is no exception. Investors are not just purchasing property; they are becoming a part of a vibrant community that celebrates traditions and festivals throughout the year.

Challenges and Considerations

Preservation of Natural Beauty

While development is essential, it must be balanced with the preservation of Kedungu’s natural beauty. Sustainable practices and responsible development are crucial to ensure the long-term appeal of the area.

Regulatory Landscape

Investors need to navigate the regulatory landscape when purchasing property in Indonesia. Engaging legal experts who specialize in foreign investments can ease this process.

Conclusion

Kedungu, Tabanan, is undoubtedly Bali’s next investment hotspot. Its unique blend of natural beauty, cultural richness, and investment potential make it a compelling choice for those looking to invest in Bali’s booming real estate market. As the world continues to discover this hidden gem, now is the perfect time to explore the opportunities it offers.

FAQs

1. Is Kedungu suitable for long-term investment? Absolutely. Kedungu’s property market is on the rise, making it an excellent choice for long-term investment.

2. What is the best type of property to invest in Kedungu? Beachfront villas and properties with stunning views tend to offer the best returns on investment.

3. Are there any restrictions on foreign property ownership in Kedungu? Yes, there are regulations governing foreign property ownership in Indonesia. It’s essential to consult legal experts when considering investments.

4. How is the local community in Kedungu welcoming to foreign investors? The local community is generally warm and welcoming to foreign investors, making it easy to integrate into the community.

5. What is the outlook for property appreciation in Kedungu, Tabanan? Property appreciation is expected to continue due to the growing interest in the area, making it a promising investment choice.

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Understanding Nominee Agreements in Bali

In Indonesian property ownership, particularly on the enchanting island of Bali, understanding the intricate dynamics of nominee agreements is paramount. Nominee agreements have been a prevalent practice in Bali’s real estate landscape, enabling foreigners to navigate the intricate web of land ownership regulations while safeguarding their investments.

In this guide, we delve into the depths of nominee agreements, shedding light on their legality, purpose, benefits, and potential drawbacks.

Understanding Nominee Agreements for Land Ownership in Bali

Nominee agreements are strategic legal arrangement that allows foreign investors to acquire property in Bali without violating local land ownership laws. Under this agreement, a local individual, known as a nominee, holds the legal title to the property on behalf of the foreign investor. This innovative approach allows foreigners to enjoy the benefits of property ownership while adhering to Indonesia’s legal restrictions.

Nominee agreements, often referred to as “Pengalihan Hak” in Bahasa Indonesia, involve a legal arrangement wherein a foreign investor nominates a local individual to hold the title to a property on their behalf.

This arrangement is rooted in Indonesia’s legal restrictions on land ownership by non-Indonesian citizens. While nominee agreements offer an avenue for foreigners to invest in Bali real estate, they have garnered attention for their ambiguity and potential misuse.

The Purpose and Benefits of Nominee Agreements in Bali

Nominee agreements serve as a strategic tool for foreigners seeking to invest in Bali’s captivating real estate market. These agreements are often used to acquire freehold properties, where the land title remains in the name of the local nominee.

Despite this, the investor retains beneficial ownership of the property, including the right to lease, develop, and profit from it. The advantages of nominee agreements include:

• Legal Compliance: By adhering to Indonesia’s land ownership regulations, foreigners can maintain compliance and avoid potential legal pitfalls.
• Investment Security: Nominee agreements offer a level of security to foreign investors, enabling them to safeguard their interests in Bali’s competitive property landscape.
• Ease of Transaction: Nominee agreements can expedite property transactions and streamline the administrative process, making it more convenient for both parties involved.

Potential Drawbacks and Controversies

While nominee agreements offer numerous benefits, it’s crucial to acknowledge the potential downsides and controversies associated with this practice.

Critics argue that nominee agreements could be exploited to bypass land ownership regulations, potentially leading to land grabbing and undermining the rights of local communities.

Additionally, the lack of legal clarity surrounding nominee agreements has raised concerns about the long-term security of foreign investments.

Navigating Nominee Agreements Effectively

To ensure a successful and ethically sound investment in Bali’s real estate market, it’s essential to navigate nominee agreements with due diligence. Engaging legal professionals well-versed in Indonesian property law is paramount. Thoroughly researching the background and intentions of potential nominees is also recommended to prevent any future disputes or complications.

Frequently Asked Questions (FAQs)

Can foreigners directly own land in Bali?

No, under Indonesian law, non-Indonesian citizens are generally prohibited from owning land directly. Nominee agreements provide an alternative solution.

Is the use of nominee agreements legal?

Nominee agreements exist within a legal gray area. While they are used widely, it’s essential to structure agreements ethically and with legal guidance.

Can nominee agreements be misused?

Yes, if not approached carefully, nominee agreements could be misused to circumvent land ownership regulations. It’s crucial to engage in this practice with integrity.

Are nominee agreements the only option for foreign investors?

No, there are other methods available for foreigners to invest in Bali’s property market, such as long-term leases and joint ventures with Indonesian citizens.

What steps should I take before entering a nominee agreement?

Consult with legal professionals who specialize in Indonesian property law and a professional and trusted Bali real estate agent. Research potential nominees thoroughly and ensure ethical alignment before proceeding.

How can I ensure the security of my investment?

Thoroughly understand the terms of the nominee agreement, engage in due diligence, and work with reputable legal experts to secure your investment.

Conclusion

In the ever-evolving landscape of Bali’s property market, nominee agreements remain a contentious yet pragmatic solution for foreign investors aiming to capitalize on the island’s allure. Balancing legal compliance, ethical considerations, and investment goals is essential for ensuring a successful and lasting partnership between foreign investors and local nominees.

By understanding the nuances of nominee agreements and navigating them judiciously, foreign investors can forge a path toward prosperous and harmonious property ownership in Bali.

Disclaimer

Buying property in Bali could be a great decision and lucrative investment if approached correctly. That is why you should always seek professional legal assistance to avoid any disappointment or frustration.

If you wish further information, we recommend that you contact a Lawyer/legal adviser or speak with a notary, who can help to answer any legal questions you may have.

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Company Structures That Can Be Established in Order to Purchase Bali Property

If you’re considering acquiring property in Indonesia, it’s essential to understand the different company structures available for this purpose. However, some options have limitations that you should be aware of. In this article, we will explore various company types and ownership structures that can be established to facilitate property acquisition in Indonesia.

1. Local PT Company with Nominee Structure

The Local PT, a local limited liability company, was once a common choice for property acquisition. However, it is now fraught with risks due to increased scrutiny from the Investment Coordinating Board (BKPM). The BKPM examines such companies more closely, particularly when an Indonesian citizen appears to own multi-million dollar properties without sufficient income to support such ownership.

Notable aspects of Local PT:

• Foreigners cannot invest in this type of company or hold shares.
• Micro and Small PTs have lower operating capital requirements, which is a positive aspect.
• A ‘side’ agreement with nominees and foreigners is required.
• Disagreements with nominees can tie up assets and cause delays in changing local shareholders or directors/commissioners.
• Facilitation fees to local nominees are common when making changes to the company’s management or shareholders.
• Medium Size PTs can apply for work permits for foreign workers but require a minimum capital of 1 billion IDR.

2. Usaha Dagang (UD) – Sole Proprietorship

The UD is a sole proprietorship that can only be formed by Indonesian citizens. However, the foreign spouse of the proprietor can work for the UD. It is important to note that UD is not a legal entity, meaning there is no separation of assets between the business and the owner. Additionally, UD cannot have foreign shareholders, and it cannot apply for KITAS and IMTA to employ unrelated foreigners.

3. Commanditaire Vennootschap (CV) – Limited Liability Partnership

A CV is a limited liability partnership that requires at least two participants: a managing partner and a limited partner who typically invests capital as a silent partner. All partners in a CV must be Indonesian citizens. The partnership may employ the foreign spouse of the managing partner, provided they hold a spouse-sponsored KITAS/KITAP. While a CV provides a separation of assets for the limited partner, it does not offer the same protection for the managing partner. Like UD, a CV is not a legal entity.

4. Hak Pakai (Right of Use)

The Hak Pakai is a type of right-to-use title issued to foreign individuals who are domiciled in Indonesia and spend a considerable part of each year in the country. A foreigner can hold only one Hak Pakai title in their name, and it is typically used for residential properties. However, there are some limitations, such as the property size being restricted to 5,000 square meters, though this can be increased to 7,000 square meters with approval from the Minister of Agrarian Affairs and Spatial Planning/Head of National Land Agency. Foreigners cannot apply for working permits (KITAS or IMTA) through this title and must have a valid KITAS before applying for Hak Pakai. It is important to note that the Hak Pakai is established between an individual and the government, and the land must be registered with the land office, with the landowner surrendering the land to government control for the duration of the title. Some landowners may attempt to arrange a Hak Pakai without registering it at the land office, which is illegal.

5. PT PMA (Limited Liability Company with Foreign Direct Investment)

Establishing a PT PMA, a limited liability company with Foreign Direct Investment (FDI), allows for a right-to-use title for property acquisition. This is considered a preferred choice over using local nominee structures due to the following benefits:

Benefits of buying real estate with a PT PMA:

• Full freehold ownership is granted if using a PT PMA, unlike with nominee structures.
• Transactions are protected by internationally recognized contracts under commonwealth law.
• The Indonesian Investment Coordinating Board (BKPM) regulates, checks, and audits the entity, providing an added layer of security.
• A verifiable tax number (NPWP) is obtained through PT PMA.
• Dispute resolutions can be conducted in international courts.

Additionally, PT PMA offers the following advantages:

• Foreign companies and investors can be shareholders.
• Directors and commissioners can be either foreign or Indonesian nationals.
• PT PMA can own or lease assets, with no limitations on the number of assets that can be included.
• HGB title over property allows for development, construction, leasing, and selling of interests in the property offshore.
• Shareholder agreements can be customized to suit specific requirements.
• All shareholders, directors, and commissioners are eligible for work permits, enabling foreigners to work and live in Indonesia under company sponsorship.
• Income can be legally received into the company, and salaries can be paid to KITAS holders.
• Dividends can be distributed to shareholders.
• PT PMA also allows for structuring in Singapore to rent out properties and receive income offshore.

Conclusion

In conclusion, when considering property acquisition in Indonesia, it’s crucial to choose the right company structure to ensure legal compliance and protection of your interests. While options like Local PT, UD, and CV have their limitations and risks, establishing a PT PMA with Foreign Direct Investment offers significant advantages, including full ownership rights, international legal protection, and regulatory oversight. However, since legal matters can be complex, it is advisable to seek qualified legal advice to make informed decisions about the best company structure for your specific needs.

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Verifying Bali Property Ownership Documents: Ensuring Legitimate and Dispute-Free Ownership

The Importance of Verifying Bali Property Ownership Titles and Documents

When it comes to purchasing or investing in Bali real estate, verifying property titles and ownership documents is of paramount importance. Doing so ensures that you are dealing with legitimate ownership and protects you from potential disputes and legal complications. Whether you’re a buyer, seller, or investor, conducting a thorough check of property titles is an essential step to safeguard your interests.

How to Conduct a Thorough Check for Legitimate Ownership

Verifying property titles involves a comprehensive examination of legal documents to confirm rightful ownership and uncover any encumbrances or disputes associated with the property.

Follow these steps to conduct a thorough check and ensure that the property you are interested in is legally owned and free from any complications:

1. Obtain Copies of Property Titles and Deeds:
   Start by obtaining copies of property titles, deeds, and related documents from the relevant authorities or agencies. These documents serve as the foundation for verifying ownership.

2. Examine Chain of Title:
   Review the chain of title, which is a chronological record of property transfers from one owner to another. This helps establish a clear line of ownership and ensures that there are no gaps or irregularities in the transfer process.

3. Conduct Title Search:
   Engage the services of a qualified professional, such as a real estate lawyer, to conduct a comprehensive title search. This involves searching public records, including property registers and land offices, to uncover any liens, mortgages, or legal claims against the property.

4. Check for Encumbrances and Restrictions:
   Look for any encumbrances or restrictions that may affect the property’s use or development. This includes zoning regulations, easements, rights of way, and other legal limitations that could impact your intended plans for the property.

5. Review Survey and Plats:
   Examine survey reports and plats to ensure that the property boundaries align with the legal descriptions and that there are no boundary disputes or encroachments.

6. Consult Legal Professionals:
   Seek advice from legal professionals who specialize in real estate law.
   Seeking advice from experts who specialize in real estate law can offer you valuable insights and guidance throughout the verification process. They possess the knowledge and experience to address any potential concerns or issues that may arise, ensuring a smooth and successful property transaction.

Understanding Land Use and Zoning Regulations

In addition to verifying property titles and ownership, understanding land use and zoning regulations in Bali is crucial for any real estate transaction. These regulations dictate how the property can be utilized, such as residential, commercial, or mixed-use purposes. Familiarize yourself with local zoning ordinances, building codes, and land use restrictions to ensure compliance and avoid future complications.

By thoroughly verifying property titles, conducting comprehensive checks, and understanding land use and zoning regulations, you can make informed decisions and mitigate risks associated with real estate transactions.

Summary

In conclusion, verifying property titles and ownership documents is a critical step in any real estate endeavor. By diligently conducting a thorough check, individuals can ascertain legitimate ownership, mitigate potential disputes, and safeguard their interests. Additionally, understanding and adhering to land use and zoning regulations further ensures a smooth and compliant real estate experience.

By following the guidelines outlined in this article, you can proceed with confidence, knowing that your property transactions are based on solid legal foundations. Remember, taking the time to verify property titles and comply with regulations is an investment in peace of mind and long-term success.

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Introduction

Are you considering investing and buying Bali property? Bali, known as the Island of the Gods, is not only a popular tourist destination but also an attractive market for property investment. With its natural beauty, vibrant culture, and growing economy, Bali offers a wide range of opportunities for real estate buyers.

The Growing Popularity of Bali as a Real Estate Investment Destination

In recent years, Bali has witnessed a remarkable surge in popularity as a prime destination for real estate investments. This boom can be attributed to several factors. First and foremost, Bali’s thriving tourism industry has been a significant driving force. The island attracts millions of visitors each year, creating a high demand for accommodations and creating excellent opportunities for property investors.

Furthermore, Bali offers a favorable investment climate. The government has implemented various policies to attract foreign investors, ensuring a smooth and secure transaction process. Additionally, Bali’s steadily increasing property values provide an attractive proposition for long-term investment growth.

The Importance of Due Diligence in Buying Bali Property

Before embarking on any real estate investment, due diligence is of utmost importance. This crucial step ensures that you make informed decisions and mitigate potential risks. In the context of buying property in Bali, due diligence involves conducting thorough research on the property, verifying its legal status, legal status, potential risks involved and understanding local regulations. By investing time and effort into research, you can make informed decisions and safeguard your investment. Please check the following article on Legal Due Diligence Checklist for Bali Property Buyers.

The Potential Risks of Neglecting Due Diligence

Failing to conduct proper investigation and due diligence before purchasing property can lead to various risks and complications. One of the primary risks is encountering legal issues. Without proper research, you may unknowingly invest in a property with legal disputes or ownership conflicts, which can result in lengthy and costly legal battles. Additionally, inadequate research may lead to purchasing a property that does not align with your investment goals or has undisclosed issues such as structural defects or zoning restrictions.

Moreover, neglecting due diligence can result in financial losses. Investing in a property without assessing its market value or potential for appreciation can lead to overpaying or purchasing a property with limited growth prospects. By thoroughly researching the market and understanding the property’s potential, you can make a sound investment that maximizes your returns.

Engaging a Reliable Bali Real Estate Agent

To navigate the complexities of property purchases and mitigate risks, it is highly recommended to engage a reliable real estate agent. A professional Bali real estate agent with local expertise can provide valuable insights, guide you through the process, and assist in conducting due diligence. They have access to comprehensive property databases, allowing them to identify suitable options that match your requirements and budget.

A trustworthy real estate agent acts as your advocate, representing your interests and ensuring that you receive accurate information about the properties you are considering. Their knowledge of local laws and regulations helps in verifying the property’s legal status and identifying any potential red flags. With their expertise, you can make an informed decision and proceed with confidence.

Conclusion

In conclusion, thorough research and due diligence are paramount when purchasing a Bali property. By investing time in research, understanding the potential risks, and engaging a reliable real estate agent, you can navigate the real estate market with confidence. Remember, a well-informed decision ensures a successful and rewarding property purchase experience.

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Exploring Bali Real Estate: Bali Property Investment

Bali Property Investment and Enjoy High ROI

Bali is a popular tourist destination, and the demand for property in Bali is high. This makes Bali a great place to invest in property, as you can expect to enjoy a high return on investment (ROI).

There are many different types of property available in Bali, from small apartments to large villas. You can find a property to suit your budget and your needs.

If you are looking for a holiday home, Bali is the perfect place to invest. You can enjoy your own private villa with stunning views of the Balinese countryside. You can also rent out your villa when you are not using it, which will help to offset the cost of your investment.

If you are looking for a long-term investment, Bali is also a great option. The property market in Bali is growing rapidly, and the value of the property is increasing year on year. This means that you can expect to make a profit if you sell your property in the future.

Here are some of the benefits of investing in Bali property:

• High demand for property
• High ROI
• Stunning scenery
• Excellent climate
• Friendly people
• Diverse culture

If you are looking for a profitable and enjoyable investment, then investing in Bali property is a great option.

How to Choose Your Types of Property?

There are several property options to choose from in Bali. The type of property would differ in price and amenities.

Villa

Villas in Bali are constructed mainly with unique themes and cozy vibes. A typical villa in Bali includes a pool, a small garden, a general dining area, and bedrooms.

This number and size of those mentioned above largely depend on the location and available size of the villa itself.

Even though Bali has seen significant modernization, it still offers several traditional villas for those with a more conventional taste.

Apartment

Apartments are rare in Bali. The apartments offered are studio apartments or one-bedroom apartments. It is rare to find conventional vertical housing, rather than in Jakarta or other metropolitan cities.

Guesthouse

Guesthouses are common in Bali. However, budget-conscious travelers often prefer alternative accommodations, similar to motels, with all the necessary amenities.

Contact Excel Bali Today

Excel Real Estate Bali are made up of a team of dedicated professionals that over the last +17 years have been involved in all aspects of Real Estate on the Island, we deal with local investors from all over Indonesia and foreign buyers alike.

We have built up a large loyal customer base that have become regular investors and a large part of our business is from referrals which is testimony to the service we provide.

Our core ethic is to Excel in the service we provide, we have formed long lasting personal relationships with our clients both locally and internationally and welcome new customers to experience our levels of service and support.

We have strong links to the local business community and utilise this to provide all customers with a unique buying experience that you just won’t get with any other agent.

Contact us today to learn more about investing in Bali property. We would be happy to answer any questions you have and help you find the perfect property for your investment.

The post Exploring Bali Real Estate: Bali Property Investment appeared first on Excel Bali Real Estate - Bali Property for Sale.

The Ultimate Guide to Buying Land in Bali: A Step-by-Step Process

Why You Should Consider Buying Land in Bali

1. Bali is one of the most beautiful places in the world. It is an Indonesian island located in the Lesser Sunda Islands. It is known for its stunning beaches, its vibrant culture, and its friendly people. Bali is a popular tourist destination, and it is also a great place to buy land.
2. There are many reasons to consider buying land in Bali. The first reason is that Bali is a beautiful place. The island has stunning beaches, lush vegetation, and a friendly culture. It is a great place to live, and it is also a great place to invest in land.
3. Another reason to consider buying land in Bali is that the prices of land are relatively low. The island is not as developed as other parts of the world, so land is still relatively cheap. This makes it a great place to invest in land.
4. Another reason to consider buying land in Bali is that the island is rapidly developing. Bali is becoming a more popular tourist destination, and this is causing the prices of land to increase. This makes it a great place to invest in land now, before the prices become too high.
5. Finally, another reason to consider buying land in Bali is that the island is a great place to live. The climate is warm and the people are friendly. There are many things to do on the island, and it is a great place to raise a family.

The Steps, Tips, and Legalities Involved in Buying Land in Bali

The process of buying land in Bali can be complicated, so it’s important to seek professional legal advice. There are a number of restrictions on who can buy land in Bali, and it’s important to be aware of these before you start the process.

1. Researching the Market
   Before diving into the purchase, it’s crucial to conduct thorough research on the Bali real estate market. Familiarize yourself with the different regions, property types, and prevailing market trends. Understanding these factors will help you make informed decisions when selecting the perfect piece of land for your needs.
2. Engaging Professionals
   To navigate the intricacies of land acquisition in Bali, it is advisable to seek assistance from trusted professionals. Engage a reputable real estate agent, preferably one who specializes in the Bali market. Additionally, consult with a local lawyer who can guide you through the legal requirements, title verification, and any potential restrictions on foreign ownership.
3. Identifying Suitable Locations
   Bali offers a diverse range of landscapes and regions, each with its own unique charm. Determine your preferences and objectives for land purchase. Whether it’s the beachfront tranquility of Seminyak or the lush greenery of Ubud, pinpoint the locations that align with your vision and investment goals.
4. Conducting Due Diligence
   Perform a thorough due diligence process before finalizing any land purchase. Verify the property’s ownership, boundaries, and legal status. Ensure that the land is free from any encumbrances or disputes that may hinder your ownership rights. Your lawyer can assist you in this crucial phase, providing peace of mind in your investment.
5. Understanding Legal Framework
   Acquaint yourself with the legal framework governing land ownership in Bali. While foreign nationals cannot directly own freehold land, there are legally recognized options such as leasehold and forming a local entity. Seek legal advice to identify the most suitable ownership structure that aligns with your long-term plans.

Things to Consider When Buying Land in Bali

There are many things to consider when buying land in Bali. Here are some important factors to keep in mind:

1. Location
   When choosing a location for your land in Bali, it’s important to consider the island’s infrastructure. Bali is a small island with limited land and resources, so development is concentrated in certain areas. If you’re looking for a property in a more rural area, you may have to sacrifice some amenities like reliable electricity and running water.
2. Size
   The size of the land you’re looking to buy will also affect the price. In Bali, land is often sold in “titik” or “are” units, which are equivalent to 100 square meters and 1000 square meters respectively.
3. Zoning
   Before buying land in Bali, you should make sure that it is zoned for the type of development you’re planning. There are three main types of zoning in Bali: residential, commercial, and agricultural. Each type of zoning has different regulations and requirements, so it’s important to do your research before making a purchase.
4. Price
   The price of land in Bali can vary greatly depending on the location, size, and zoning of the property. In general, properties closer to the beach or in developed areas will be more expensive than those in more rural areas. It’s important to work with a reputable real estate agent to get an accurate estimate of the price of the land you’re interested in.
5. Title
   When buying land in Bali, you’ll also need to make sure that the property has a clear title. This can be a complicated process, so it’s important to work with a reputable lawyer or real estate agent. In some cases, the seller may be willing to help with the cost of the title

Conclusion

Acquiring land in Bali is an exciting journey that requires meticulous planning, careful research, and professional guidance. By understanding the market, engaging trusted professionals, and adhering to legal requirements, you can turn your dream of owning land in Bali into a reality. Embrace the opportunity to create your own piece of paradise on this magical island.

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Bali Real Estate: Comparing Long-Term Rental and Leasehold Options

When it comes to owning property in Bali, two options stand out: renting and leasehold. Both options come with their own advantages and disadvantages, so it’s important to weigh them carefully before making a decision.

Many will argue that a Long-Term Rental property is the same as a Leasehold property and in some way they are until you sign the contracts. In Bali, there are many property titles that a foreigner can acquire, such as Freehold (Hak Milik), Leasehold (Hak Sewa), Right of Use (Hak Pakai), Right to Build (HGB) and Rental properties, be it daily/weekly/monthly or yearly.  So when it comes to signing the contract for a Long-term Rental property, generally you will sign a ‘Rental Agreement’, which is not to be confused with a ‘Lease Agreement’, which is usually drawn up by a Notaris.

In this article, we’ll explore the differences between Bali long term rental and leasehold options in Bali, and help you decide which one is right for you.

Bali Long Term Rental

Renting property in Bali is a popular choice for short-term stays or for those who are not ready to commit to a long-term investment. Renting allows for flexibility in terms of location, as well as the length of stay. It’s also a good option for those who are not ready to make a large financial commitment, as rental prices are typically lower than leasehold prices. However, renting comes with some limitations, such as the inability to make changes to the property or to sublet it.

A long-term rental is usually anywhere from 1- 5 years . The owner of the property rents out his premises, typically receiving up-front yearly rental payments. A ‘Rental Agreement’ is signed by both the Landlord and the Tenant, accompanied by the signature of a witness (generally the property agent).

A Long-Term Rental is often the best solution for families or groups who regularly travel to Bali if:

• You are planning an extended vacation
• You often travel on business trips
• You are a large family and intend to relocate to Bali
• You have a higher budget but no plans to purchase a villa at this time

Is a Long-Term Rental the right solution for your needs?

There are many advantages to a long-term villa rental, for example:

• No contract renewal or return required for the rental period
• In most cases, the owner will give a discount the longer you rent
• Many villas provide 24-Hour manager assistance
• Personal cook, maids and butler service, nanny daycare (if under management)
• Fully furnished, quality interiors and amenities
• Additional free services, such as wifi internet access & satellite tv
• Having the privacy of your own villa, without the maintenance costs
• If permitted by the owner, the tenant can sub-let

Leasehold Ownership

Under Indonesian Law non-Indonesian nationals are prohibited from acquiring freehold property (Hak Pakai). However, a foreigner can purchase a Bali villa or land with a long term lease contract, known as Leasehold (Hak Sewa).

When purchasing a Bali villa with a long term lease agreement, you have full control over the property for the agreed time period. A contract is drawn up by a Notary (Hak Asumsi) and signed between yourself and the Bali property owner.

This option gives you more security than using a nominee and offers protection in case the original land owner dies or decides to sell the property. However, once the lease period ends, you must renew it or the property reverts back to the original land owner (Hak Milik).

Many villas in Bali are available with a leasehold agreement for 25 years or more. This type of ownership is more affordable than a freehold property. It also allows you to pass on your property to your children once the agreement is over – although they will not be able to own the land itself beyond the agreed years.

Choosing The Right Option

When deciding between rental and leasehold options in Bali, it’s important to consider your long-term goals, budget, and desired level of control over the property. If you’re only planning on staying in Bali for a short period of time, renting may be the best option for you. However, if you’re looking to make a long-term investment and have more control over the property, leaseholding may be a better choice.

In conclusion, both rental and leasehold options have their own advantages and disadvantages when it comes to owning property in Bali. It’s important to weigh these carefully and consider your long-term goals before making a decision.

Reference:
https://ppbali.com/rental-vs-leasehold-bali/

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Turn your dream of living in a beachfront paradise into a reality

Introduction

Bali, also known as the “Island of the Gods,” is a tropical paradise nestled in the heart of Indonesia. It’s not only a famous tourist destination but also a sought-after location for people looking to invest in luxury real estate. With its stunning beaches, lush green landscapes, and enchanting culture, Bali offers an idyllic setting for a dreamy beachfront property. In this blog article, we’ll explore the world of Bali property for sale beachfront, and why this beautiful island should be on your list of potential investment opportunities.

1. The Allure of Bali Beachfront Property

Owning a beachfront property in Bali is the epitome of luxury living. Imagine waking up to the sound of waves crashing onto the shore, and the sight of the sun rising over the turquoise waters. As a beachfront property owner, you can enjoy direct access to the beach, where you can take leisurely strolls, go for a swim, or simply relax under the shade of a palm tree.

Aside from the picturesque views, investing in a Bali beachfront property is also an attractive opportunity due to the island’s thriving tourism industry. Bali is well-known for its rich cultural heritage, vibrant arts scene, and world-class surfing spots, making it a popular destination for tourists from all around the globe. This means that owning a beachfront property in Bali can potentially generate significant rental income, as well as capital appreciation over time.

2. The Best Locations for Bali Beachfront Property for Sale

Bali is home to a variety of stunning coastal areas, each with its unique charm and character. Some of the most sought-after locations for beachfront property in Bali include:

• Seminyak: Known for its upscale resorts, fine dining, and trendy boutiques, Seminyak is a prime location for luxury beachfront properties. The area is home to some of the most stunning villas and mansions, offering unparalleled views of the Indian Ocean.
• Canggu: A popular destination for expats and digital nomads, Canggu boasts a laid-back atmosphere with a mix of modern and traditional Balinese living. Here, you can find stunning beachfront properties nestled among lush rice fields and vibrant green landscapes.
• Jimbaran: This serene fishing village is famous for its breathtaking sunsets and luxurious resorts. Jimbaran is an excellent choice for those looking to invest in a tranquil beachfront property with easy access to world-class amenities.
• Nusa Dua: As one of the most exclusive areas in Bali, Nusa Dua is home to upscale resorts, golf courses, and a pristine white-sand beach. This location is perfect for those seeking a high-end beachfront property with top-notch facilities and amenities.

3. Legalities and Ownership Options for Foreigners

While investing in Bali property for sale beachfront may seem like a dream come true, it’s essential to understand the legalities and ownership options for foreigners. According to Indonesian law, foreigners are not allowed to own freehold property. However, there are alternative ways for foreign investors to invest in Bali property, such as leasehold and nominee arrangements.

Leasehold: A leasehold property allows you to lease the land and property for a specified period, typically ranging from 25 to 99 years. This option provides you with the right to use the property during the lease period, after which the property reverts to the landowner.

Nominee Arrangement: In this arrangement, a local Indonesian citizen (the nominee) holds the property title on behalf of the foreign buyer. A legally binding agreement is put in place to protect the buyer’s rights and interests.

4. Working with a Reputable Bali Real Estate Agent

To navigate the complexities of purchasing a Bali beachfront property, it’s crucial to work with a reputable Bali real estate agent who specializes in the local market. They can help you identify the best properties based on your preferences, budget, and investment goals. Moreover, they can provide invaluable advice on legal matters, ownership options, and property management services.

5. Factors to Consider when Buying a Beachfront Property in Bali

When searching for your dream beachfront property in Bali, consider the following factors to make an informed decision:

• Location: Choose a location that aligns with your lifestyle, budget, and investment goals. Consider the surrounding amenities, proximity to tourist hotspots, and potential for rental income or capital appreciation.
• Property Type: Bali offers various beachfront property types, including luxury villas, condos, and traditional Balinese homes. Assess your needs and preferences to determine the best property type for you.
• Ownership Options: Familiarize yourself with the different ownership options available to foreigners and select the one that best suits your situation.
• Maintenance and Property Management: Owning a beachfront property requires regular maintenance and upkeep. If you plan to rent your property, consider hiring a property management company to handle bookings, maintenance, and guest services.

Conclusion

Investing in a Bali property for sale beachfront is not only a gateway to a luxurious and serene lifestyle but also a potentially profitable venture. By considering the factors mentioned above and working with a reputable real estate agent, you can turn your dream of owning a piece of paradise into reality. From the upscale allure of Seminyak to the tranquility of Jimbaran, the perfect beachfront property awaits you in Bali.

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Bali Property prices have seen a dramatic increase in many of Bali’s tourist hotspots due to increased demand and an expanding luxury home market. As a result, many foreigners are seeking out opportunities to buy property here.

1. Located in the heart of Ubud

Ubud is the cultural heart of Bali, known for its stunning terraced rice fields, lush jungles, and ancient temples. Thanks to its growing tourism industry and international expat community, Ubud is becoming an increasingly desirable destination for property investment.

Digital nomads, yogis and spiritual seekers flock to this bustling area for its cafe scene, yoga studios, art galleries, spas and boutiques. Although busy, the centre still maintains its artistic vibe – an ideal destination to experience the arts, culture and handicrafts of this unique island.

The town is surrounded by rainforest and terraced rice paddies, with numerous Hindu temples and shrines within easy access. Ancient holy sites such as Goa Gajah (Elephant Cave) and Gunung Kawi, home to rock-cut shrines, can be visited.

2. Stunning Views

Ubud is becoming an increasingly attractive location for property investors due to its growing tourism industry and vibrant expat community. Boasting stunning natural scenery and an exciting cultural heritage, the city offers a selection of unique properties available for purchase.

When searching for Ubud property, it’s essential to have an objective understanding of what you want and need from your residence. Doing this will enable you to focus your search and locate the ideal property quickly and effortlessly.

No matter if you’re searching for an ultra-luxury villa, jungle cabin or traditional Indonesian “joglo” wood house, knowing what type of home you want can make the search much smoother and quicker.

Joglos have become increasingly popular with foreigners due to their open-air timber beam buildings that can often be refurbished and converted into villas on Bali. Unfortunately, prices for these homes have skyrocketed in recent years – so much so that the Java government has placed restrictions on their export.

3. Ideal for Nature Lovers

If you enjoy being outdoors and discovering nature, this property is ideal. It offers acres of land to explore as well as a natural water feature for swimming.

You might even have your own garden where you can grow your own fruits and vegetables. There’s something special about creating a salad with ingredients grown right from your own garden!

The Dominican Republic is a haven for nature enthusiasts. It boasts volcanic hot springs, natural mud baths, waterfalls and endless rivers. Plus there are black sand beaches with refreshing swimming holes as well as hawksbill and leatherback turtles to be discovered.

Nature destinations can be therapeutic for the mind, body and soul. However, it’s essential to note that each location has unique weather patterns and seasons.

That is why it’s essential to do your due diligence before traveling to a nature destination. Make sure you arrive during an appropriate period for you and your desired activities.

4. Suitable for Expats

Ubud is an ideal destination for expats as it offers a unique blend of nature, culture and western service. Less crowded than popular beach towns in Bali, Ubud offers visitors an insight into Balinese life that would not be possible elsewhere.

Bali’s most beloved attractions are within easy reach, making it the ideal base for exploring this captivating island. Take a day trip to ancient temples, go snorkelling or rafting through jungle trails or climb active volcanoes for an unforgettable adventure!

Expats living in Ubud will enjoy a lower cost of living compared to other areas on the island. A small villa with its own pool can be rented for under $500 per month, which compares favorably with renting an apartment or home in Sanur or Seminyak.

For those seeking a more authentic experience, it is recommended to search out property through a professional Bali real estate agency. Doing so will guarantee the purchase is legal and secure, avoiding any potential issues down the line.

The post 4 Reasons Why You Should Consider Buying Property in Ubud appeared first on Excel Bali Real Estate - Bali Property for Sale.

Many foreigners aspire to own a home in Bali. Some purchase for residential purposes like retirement or as an investment on the rental market to generate passive income.

Some foreigners purchase property titles in Bali with the aim of becoming permanent residents, enjoying the lifestyle and benefits that living here offers. No matter their motivations, foreigners should thoroughly research and select their chosen property title carefully.

Why Leasehold Property is Preferred by Foreigner

Bali is an excellent location to invest in real estate due to its stunning beach, warm tropical weather and low cost of living. This makes Bali attractive both to vacationers and expats alike.

Purchasing property in Bali can be a daunting process, but with the right professional team it can be done safely and effortlessly. This is especially true if you are purchasing a leasehold property as you will require assistance from experienced real estate and legal advisors.

Before anything else, it’s essential to comprehend that there are two primary forms of ownership: freehold and leasehold.

Many foreigners prefer freehold ownership (Hak Milik), which gives them full control of a property and any improvements made. Furthermore, freehold properties tend to be more stable in value over time due to their inherent rights over it.

Benefits of Leasehold Ownership in Bali

Bali has become one of Indonesia’s most beloved holiday destinations, resulting in a high demand for property. Due to the influx of tourists, property prices across many areas have gone up an average of 18% over the last few years.

Investing in Bali real estate can be a lucrative investment, but it requires research and an understanding of the legal system, local laws, taxes, and rental options to make the right decision.

If you are a foreigner looking to purchase property in Bali, leasehold ownership may be your ideal solution. This type of ownership offers peace of mind and security for your asset.

Leasehold property offers the advantage of owning it for a longer duration than freehold ownership, allowing you to increase its value over time and earn additional money in the long run.

Disadvantages of Leasehold Ownership in Bali

Bali may be a paradise for many people, but owning or renting property there comes with its own set of rules and regulations that go beyond simply living there. To fully comprehend the Indonesian legal system and how it applies to property ownership laws for foreigners, taxes, and rental opportunities, one must become well-versed in its workings.

Property investment in Bali can be a lucrative endeavor and an excellent second home, but it’s essential that you do your due diligence before making any final decisions. If your primary aim is renting it out, ensure you choose the correct area for purchase.

Real property in Bali can be owned in two ways – leasehold (Hak Sewa) or freehold (Hak Pakai/HP). For foreigners, the latter option offers the most security as they obtain full certificate of ownership through their Indonesian registered company, giving them both ‘Right to Build’ (Hak Guna Bangunan) and ‘Right to Use’ (Hak Pakai/HP) certificates.

Final Words

Before purchasing property in Bali, it is essential to comprehend all legalities and regulations associated with the process. Doing so can help you avoid any costly errors or issues in the future.

To guarantee that your property is free from any potential legal issues, it’s essential to consult a knowledgeable lawyer who is familiar with Indonesian laws and regulations. Doing this will guarantee you get the best deal and provide peace of mind when buying property in Indonesia. It is also important to get the help of professional real estate agents in Bali, investing in real estate can be a hassle-free process if you have the right guidance and support.

One of the most popular ways foreigners purchase property in Bali is through Hak Sewa, or leasehold ownership. This option allows them to lease land or an existing home for up to 80 years and ensures the title stays with an Indonesian citizen. It’s a secure and safe way of acquiring property that ensures its ownership remains with an Indonesian citizen.

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Canggu Property – The Hot Spot for Investors and Holiday Renters

Canggu: Bali’s Hot Spot

Canggu has rapidly become one of the top destinations in Bali for those seeking an escape from the crowds. Boasting picturesque cafes, romantic sunset bars, trendy restaurant scenes, hipster surfer culture and some of Bali’s best shopping, Canggu continues to gain popularity among both tourists and expats alike.

Real estate investing in this island’s real estate market is highly profitable, with strong demand for both short and long-term rentals. This is because digital nomads and travelers from around the globe are flocking to this island to experience its vibrant lifestyle firsthand.

Canggu is an attractive destination for property investors due to its modern and budget-friendly housing options. Whether you’re searching for a villa by the beach or a high-rise apartment in an upcoming development project, Canggu has something suitable for everyone here.

Canggu has become increasingly popular due to its tranquil atmosphere and distance from Seminyak and Kuta’s tourist crowds. It offers a peaceful haven away from the hectic lifestyles of Seminyak and Kuta yet is still close to beaches and fine dining establishments. Canggu’s winding streets, narrow lanes, and hip boutiques create an inviting environment in which to unwind.

Canggu offers an impressive range of luxury villas, from minimalist one-bedroom lofts to grand beachfront mansions. Some are situated along quiet streets while others line the main beachfront area.

Canggu’s most sought-after luxury villas are situated along the beach and boast private pools, ocean views, and spacious living areas. All are encircled by lush gardens with modern designs that showcase Bali’s tropical splendor.

If you’re searching for an unforgettable hotel in Canggu, Hotel Tugu is a prime option. This five-star property sits directly on Batu Bolong beach and allows guests to witness some truly spectacular sunsets.

Canggu Property Potential

Investing in land or property in Canggu can be a lucrative investment if you plan to rent it out as holiday rentals. But before making any decisions, be sure to do your due diligence on the real estate market.

Conduct an exhaustive investigation of the property and developer’s history, review legal documents like zoning and title records, and conduct physical inspections to decide if this investment will generate positive returns in the future. This will enable you to decide if it fits within your portfolio and generates sufficient returns in the near-term.

If you’re thinking about investing in Canggu property, do your due diligence and locate a reliable Bali real estate agent or notary who can guide you through the process. Don’t be afraid to ask lots of questions – and take your time!

Other Great Investment Opportunities

While land and villa prices in Canggu have skyrocketed, there are other parts of the island such as Nyanyi that offer much cheaper investments. Recently, Nyanyi has seen significant development and has a variety of land and villa projects available at lower costs than Batu Bolong or Berawa.

With all this in mind, Canggu is an ideal destination for both investors and holiday renters! Plus, the great thing about the region is that you don’t need to be an Indonesian citizen to own property there when you are buying the Bali leasehold property.

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Investing in the Bali Property Market in 2023

Bali’s property market has seen a period of strong expansion, spurred on by increasing tourism and foreign investment. It has become an attractive destination for both short-term rentals and long-term investments due to its tropical climate and stunning beaches.

International investors have been flocking to Bali Real Estate for years, and this trend appears set to continue as the island’s popularity soars. With its stunning beaches, lush jungle, and stunning volcanic scenery, Bali makes for a great holiday rental or permanent residence – ideal for anyone seeking an idyllic paradise.

Bali property market is one of the best in Southeast Asia, thanks to a variety of factors. These include Bali’s bustling tourism industry, stunning beaches and warm locals.

Over the past decade, Bali’s real estate market has experienced phenomenal growth and become increasingly competitive. This has caused prices to escalate significantly, particularly in sought-after areas like Seminyak and Canggu.

Now is an excellent time to purchase property in Bali, particularly if you’re seeking a high return on your investment. There are various types of properties available in the Bali market, from villas to commercial buildings.

Investment opportunities abound, especially villas in the sought-after beach towns of Seminyak and Canggu. With an average ROI range between 8-12% depending on location and amenities, these properties may be worthwhile investing in.

Another type of property to consider in Bali is villas with a turnkey management program. This means you will have a fully serviced vacation home that generates passive income through rents.

Property of this kind can be found in popular tourist areas such as Seminyak, Canggu and Ubud. If you’re thinking about investing in a villa here, it is essential to speak with an experienced local real estate agent for guidance.

It is essential to be aware that the market is currently facing a shortage of accommodation, which means prices are expected to keep increasing as tourism returns to normal. This trend has been especially evident in places like Canggu, which has seen an influx of expats due to remote work opportunities and the new digital nomad visa.

For those seeking high returns from investing, buying a villa in Bali could be an attractive option. But before making any decisions it’s essential to conduct thorough research and learn as much as possible about the area you wish to buy in. Working with an established real estate company in the region will help avoid scams and other common errors.

The COVID-19 pandemic has had a devastating effect on Bali’s property market, but is expected to stabilize by 2023 and beyond due to countries taking steps to control the virus and lifting travel restrictions.

But this could also pose problems for those already living in the area, as many are finding it increasingly difficult to afford their current homes. This is particularly true of international workers and digital nomads who moved here hoping to save money compared to what they were paying back home.

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If you are planning to invest in Bali real estate, it is important to get the help of professional real estate agents in Bali. Investing in real estate can be a hassle-free process if you have the right guidance and support. Professional Bali real estate agents can help you find the right property that meets your needs and budget. They can also provide you with valuable insights into the local real estate market and help you make informed decisions.

Bali is one of the most popular tourist destinations in the world and has become a hub for real estate investment. The island offers a wide range of properties that cater to different budgets and preferences. Whether you are looking for a luxurious villa or a modest apartment, Bali has something for everyone.

However, investing in Bali real estate can be tricky, especially for foreigners who are not familiar with the local laws and regulations. To ensure a hassle-free investment, it’s best to work with professional real estate agents in Bali who can guide you through the process.

Here are some guidelines to help you find the right Bali real estate agents:

1. Look for licensed and experienced agents

Make sure the real estate agent you choose is licensed and has experience in dealing with Bali real estate. Ask for their credentials and check their track record.
Investing in real estate can be a complex process and requires the right guidance and support. Licensed real estate agents have the necessary qualifications and training to help you navigate through the complex process of investing in real estate.

Experienced Bali real estate agents have extensive knowledge of the local real estate market and can provide you with valuable insights into the latest trends and developments in the market. They can help you find the right property that meets your needs and budget and ensure that you get the best deal possible.

In addition to their knowledge and expertise, licensed and experienced Bali real estate agents can also assist you with legal matters such as property ownership, taxes, and other legal requirements. They can also help you negotiate with sellers and ensure that all legal requirements are met.

2. Check their local knowledge

Bali is a unique market, and it’s essential to work with an agent who has a good understanding of the local property market. They should be able to provide you with insights into the current market trends, property values, and investment opportunities.

Local knowledge is important when investing in Bali real estate as it can help you find the right property that meets your needs and budget. Bali real estate agents can help you navigate through the complex process of investing in real estate and ensure that all legal requirements are met.

3. Verify their reputation

When choosing a Bali real estate agent, it’s important to look for reviews and testimonials from past clients. This will give you an idea of their reputation and whether they are a good fit for your needs. A good real estate agent should have a track record of successful deals and satisfied clients.

Bali is a relatively small place for the real estate market, and everyone knows everybody. This can make it easier to check the reputation of a real estate agent. You can ask around in your local community to see if anyone has worked with the agent before and what their experience was like.

In addition to asking around in your local community, you can also check online reviews and testimonials to get an idea of the agent’s reputation. It’s important to do your due diligence when choosing a real estate agent to ensure that you are working with someone who has your best interests in mind and who can help you achieve your goals.

4. Ask about their services

A professional Bali real estate agent should offer a range of services to help you buy or sell a property. These services include property search, negotiation, legal advice, and post-sales support. Property search involves finding properties that meet your requirements and budget. Negotiation involves negotiating the price and terms of the sale or purchase. Legal advice involves ensuring that all legal requirements are met and that the transaction is legally binding. Post-sales support involves helping you with any issues that arise after the sale or purchase is complete.

Before signing any agreement with a real estate agent, it’s important to understand the scope of their services and fees. This will help you avoid any surprises later on. You should also make sure that you are comfortable with the agent and that they have a good track record of success in the real estate industry.

5. Communication skills

Effective communication is crucial in any business transaction, and it’s no different in real estate. Your agent should be responsive and able to communicate clearly and effectively in English. This will help ensure that you are able to understand each other and that there are no misunderstandings or miscommunications.

In addition to being able to communicate effectively in English, your agent should also be able to communicate effectively with other parties involved in the transaction, such as the seller’s agent, the buyer’s attorney, and the lender. This will help ensure that everyone is on the same page and that the transaction goes smoothly.

If you have any concerns about your agent’s communication skills, it’s important to address them early on in the process. This will help ensure that any issues are resolved before they become bigger problems.

Conclusion

Investing in Bali real estate can be a profitable venture, but it’s essential to do it right. By working with a professional real estate agent in Bali, you can avoid potential pitfalls and ensure a hassle-free investment. Use the above guidelines to find the right agent and make your Bali property investment a success.

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If you’re looking to buy property in Bali, you may be wondering whether you need a Bali real estate agency to help you out. While you may be able to find a property on your own, there are several benefits to working with a reputable real estate agency in Bali. In this article, we’ll explore the top 3 reasons to hire a real estate agency in Bali, including their expertise, local knowledge, and convenience.

1. Expertise in the Bali Real Estate Industry

One of the primary benefits of working with a real estate agency in Bali is their expertise in the industry. Professional real estate agents have a deep understanding of the local market and can offer valuable insights into the property buying or renting process. They can help you navigate complex legal requirements, ensure that you’re getting a fair deal, and negotiate on your behalf.

A real estate agent can also help you identify your specific needs and preferences for a property, and show you the options that match them. They can provide you with detailed information about the features, amenities, and surrounding areas of each property, and help you make an informed decision.

2. Local Knowledge and Networks

Another key advantage of working with a real estate agency in Bali is their local knowledge and networks. They have an in-depth understanding of the different neighborhoods and regions in Bali and can help you find a property that suits your lifestyle and preferences.

Real estate agents in Bali also have connections with other professionals in the industry, such as lawyers, notaries, and builders, which can help streamline the process and ensure that everything is done properly. They can also provide you with information about the local culture, customs, and laws that may impact your property purchase or rental.

3. Convenience and Time-Saving

Finally, working with a real estate agency in Bali can save you time and make the process more convenient. Searching for properties on your own can be time-consuming and stressful, especially if you’re not familiar with the local market. A real estate agency can do the legwork for you, and present you with a shortlist of properties that meet your criteria.

Real estate agents can also coordinate property viewings, negotiations, and paperwork on your behalf, saving you the hassle of doing it yourself. They can provide you with a clear timeline and keep you informed throughout the process, giving you peace of mind.

Conclusion

In conclusion, hiring a real estate agency in Bali can be a wise decision if you’re looking to buy or rent property in Bali. Their expertise in the industry, local knowledge, and convenience can help make the process smoother and more successful. Make sure to choose a reputable and experienced agency that has your best interests in mind.

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Bali Property Tax: What You Need to Know Before You Buy a Property in Bali

Before investing in Bali property, it’s crucial to understand the Bali property tax system and its implications. In this article, we will explore everything you need to know about Bali property tax.

Taxation in Indonesia

A person is considered a tax resident of Indonesia if they meet one of the criteria listed below:

• They have resided in the country for 183 days within one calendar year.
• They have spent less than 183 days in the country but intend to stay. Intent can be expressed through obtaining a work visa or a work permit with a duration exceeding 183 days.

In Indonesia, residents are required to file their tax returns independently. Of course, there are many legally registered tax consultants in the country that expatriates can turn to for assistance. However, having a good understanding of at least the basic aspects will help you structure your budget.

Tax Rates

All tax residents are subject to progressive income tax, meaning the higher your earnings, the higher the percentage deducted from your income. The rate varies from 5 to 35% depending on income.

Currently, your income falls into one of the following brackets:

• Up to IDR 60 million (USD 3,864) per year – 5%;
• IDR 60 to 250 million (USD 3,864 to 16,100) per year – 15%;
• IDR 250 to 500 million (USD 16,100 to 32,200) per year – 25%;
• IDR 500 million to 5 billion (USD 32,200 to 322,000) per year – 30%;
• Above IDR 5 billion (USD 322,000) per year – 35%.

Taxable income

Practically all forms of income received by tax residents are considered taxable. According to Article 4 of Chapter 3 of the Personal Income Tax Law, these include:

• Employment income;
• Income from the exercise of an independent profession or business;
• Passive income (dividends, interest);
• Capital gains (from the sale or transfer of property);
• Rental and any other income related to the use of property.

Taxation for Non-Residents

Non-residents are subject to a flat rate of 20%. They pay only for income derived from Indonesian sources, while residents must report money earned outside the country. Double taxation can be avoided if there is an applicable agreement between Indonesia and your home country. There are currently 71 of such agreements.

Taxpayer Registration Procedure

Before filing a tax return, you must register with the tax office in your city of residence to obtain a NIK (National Identity Number).

You can hire a representative (such as an accountant) to help with registration, but the responsibility still rests with you. If you decide to appoint an agent, keep in mind that you will be legally liable for any unpaid taxes, so entrust this function to a reliable and trustworthy professional.

To register, you need to have the following documents:

• Completed tax registration form;
• Copy of all pages of your passport;
• Copy of your work permit;
• Proof of address—yours and your employer’s;
• Copy of your employer’s Tax Identification Number (NPWP);
• Power of attorney (if you send a representative for registration).

Tax Obligations

Indonesian residents must report their income by filing 2 types of returns:

• Monthly individual income tax;
• Annual individual income tax.

For individual taxpayers, the deadline for monthly payment is usually the 15th of the following month. Monthly returns must be submitted no later than the 20th of the following month. For annual filing, the deadline is the end of the 3rd month after the end of the tax year.

It is essential to keep track of these dates as late payment can result in interest penalties, starting at 2% and reaching up to 48% per month.

National Identity Number (NIK)

One of the most important things to do before filing a tax return is obtaining a NIK. All individuals residing in Indonesia must have this document. The same rule applies to residents living outside the country.

Once you get your NIK from the tax office, you can pay monthly income taxes, file annual returns, and more. Here are some of the activities for which you will need a NIK:

• Obtaining a driving licence;
• Opening a bank account;
• Applying for a loan or credit card;
• Purchasing a car;
• Constructing a house;
• Extending vehicle registration;
• Transferring money from an Indonesian bank account to an overseas account.

Penalties for not having a NIK can be severe, so be sure to obtain one as soon as possible. Delinquent taxpayers risk imprisonment for up to 6 years, and the maximum fine under this section is up to 4 times the total amount of tax due.

What is Bali Property Tax?

All property owners in Bali are required to pay Bali property tax, regardless of their nationality or residency status. This includes individuals, companies, and other legal entities that own or possess properties in Bali. Even if the property is used solely for personal use and not generating any income, Bali property tax still applies. However, some exemptions and deductions are available for low-income earners, religious institutions, disabled people, and other eligible groups.

Foreigners who own property in Bali are also subject to Bali property tax and must comply with the regulations to avoid any legal consequences.

Failure to pay Bali property tax can result in penalties, fines, and legal action by the government. It’s essential for property owners in Bali to understand the Bali property tax system and comply with the regulations to avoid any legal consequences.

Types of Bali Property Taxes

Land and Building Tax (PBB)

Land and Building Tax (PBB) is a tax levied on properties in Indonesia, including Bali, based on their assessed value. PBB is divided into two types of taxes: Land Tax (Pajak Bumi) and Building Tax (Pajak Bangunan). The Land Tax is imposed on the value of the land, while the Building Tax is imposed on the value of the building. The assessment is based on factors such as the location, size, and type of property, and is determined by the local government.

The tax rate for PBB is set by the central government and varies depending on the assessed value of the property. Property owners must pay PBB annually, and failure to do so can result in penalties and fines.

Working with a professional and experienced property agent or lawyer can help ensure that all relevant taxes and regulations are properly addressed in the transaction process.

Luxury Goods Sales Tax (PPnBM)

PPnBM is a one-time tax that is paid by the buyer or importer of the luxury goods. The tax rate for PPnBM varies depending on the type of luxury goods and their value. The tax is levied on the sale of new vehicles, motorcycles, yachts, private jets, and other luxury goods.

Luxury Goods Sales Tax (PPnBM) can also be relevant in the context of Bali property sales, especially for high-end properties such as villas and luxury apartments. If the property being sold is considered a luxury property under Indonesian tax regulations, PPnBM may apply. This means that the buyer will need to pay a one-time tax based on the property’s assessed value.

The PPnBM rate for luxury properties is typically higher than the standard property tax rate.

Value-Added Tax (PPN)

Value-Added Tax (PPN) is a tax levied on goods and services in Indonesia, including Bali. In the context of Bali property sales, PPN is applicable to certain types of transactions, such as the sale of commercial properties and leasehold agreements.

PPN is set at a rate of 11% of the transaction value and is usually borne by the buyer. However, in some cases, the seller may agree to absorb or share the PPN cost with the buyer.

Property buyers and sellers in Bali should be aware of the PPN regulations and ensure that they are properly addressed in the transaction process.

Transfer Tax (BPHTB)

Transfer Tax, also known as Bea Perolehan Hak atas Tanah dan Bangunan (BPHTB) in Indonesia, is a type of tax imposed on the transfer of ownership or rights to land and buildings. BPHTB is a local tax that is typically regulated and collected by local governments or municipalities in Indonesia. This tax is applicable when there is a change in property ownership, which can occur through various means, including:

1. Buying and selling real estate: When someone purchases a property, whether it’s land, a house, or a building, they are usually required to pay BPHTB based on the property’s transaction value.
2. Inheritance: In cases where a property is inherited, the heirs may be subject to BPHTB based on the property’s value at the time of inheritance.
3. Donations: If someone donates a property to another individual or entity, the recipient may be liable to pay BPHTB based on the property’s value.

Income Tax (PPh)

In Bali, Indonesia, income tax or PPh (Pajak Penghasilan) is a crucial aspect of property sales. When a property is sold, the seller is subject to pay PPh on the capital gain that they receive from the transaction.

The capital gain is calculated as the difference between the selling price and the initial cost of the property, plus any relevant expenses incurred during the sales process. The PPh rate varies depending on the length of ownership of the property and the Indonesian tax regulations applicable at the time of the sale.

Foreigners who own property in Bali are also subject to PPh and may have to pay additional taxes related to their status as non-resident taxpayers.

Bali Property Tax FAQs

• Who is Responsible for Paying Property Tax in Bali? Property owners are generally responsible for paying property tax in Bali. This includes both Indonesian citizens and foreigners who own property in the region.
• Do I have to pay property tax if I’m not generating rental income from my villa?
  In most cases, yes. Property tax is generally levied on all properties, regardless of whether they are used for personal or rental purposes.
• How can I determine the assessed value of my villa for property tax purposes?
  The assessed value is determined by the local tax office. They consider factors such as location, size, and condition of the property.
• Are there any tax incentives for villa owners in Bali?
  Some properties may be eligible for tax incentives or exemptions, especially if they serve specific purposes, such as promoting tourism or cultural heritage. These exemptions and discounts are subject to local regulations and eligibility criteria.
• When and How Do I Pay Property Tax in Bali? Property tax payments are typically due annually and can be paid at local tax offices or through designated payment channels. The due date can vary, so it’s essential to check with local authorities.
• What happens if I fail to pay my property tax on time?
  Late payments may result in penalties and legal actions. It’s essential to adhere to the payment deadlines to avoid such consequences.
• Is it advisable to hire a tax consultant for property tax matters in Bali?
  Yes, many villa owners opt to work with tax consultants or services to ensure compliance and minimize tax liabilities.
• Can Foreigners Own Property in Bali? Foreigners are generally not allowed to own land in Bali. However, they can obtain the right to use land through long-term leases or by forming a local company with Indonesian partners.
• What is the Role of a Notary in Property Transactions in Bali? Notaries play a crucial role in property transactions in Bali, as they help ensure the legality and validity of property transfers. They can also provide guidance on tax-related matters.
• Can I Appeal the Property Tax Assessment in Bali? Yes, property owners have the right to appeal their property tax assessment if they believe it is incorrect. This process typically involves submitting a formal appeal to the local tax office.

Disclaimer

Please note that property tax regulations can change over time, and it’s essential to consult with local authorities and professionals who specialize in Bali property tax matters to get the most up-to-date and accurate information.

The content of this article is intended to provide a general guide to the subject matter. It is not intended to be comprehensive nor does it constitute legal or tax advice. We are not a legal advisor or a tax consultant and we do not provide any legal or tax services. You should seek professional advice before acting or refraining from acting on any of the content of this article.

The post Bali Property Tax 2025: What You Need to Know Before You Buy a Property in Bali appeared first on Excel Bali Real Estate - Bali Property for Sale.

What are the risks associated with investing in off-plan properties in Bali, and how can you mitigate them?

Off-plan properties are properties that are sold before they are completed or even started. This means that you can buy a property at a lower price than the market value and have more flexibility in choosing the design and features of your future home. Off-plan properties also have the potential to appreciate in value over time as the demand for Bali property increases.

However, investing in off-plan properties in Bali also comes with some risks that you need to be aware of before you sign any contract.
It’s important to understand the risks associated with investing in off-plan properties in Bali. In this article, we’ll discuss these risks and how you can mitigate them.

Risk #1: Delays or project abandonment

One of the biggest risks of buying off-plan properties in Bali is that the project may be delayed or abandoned by the developer. This could happen due to various reasons such as financial problems, legal issues, environmental challenges, or lack of demand. If this happens, you may lose your deposit or face difficulties in getting your money back.

Risk #2: Price fluctuations

Another risk of investing in off-plan properties in Bali is that the price may fluctuate during the construction period. This could happen due to changes in market conditions, supply and demand, currency exchange rates, inflation rates, or government policies. If this happens, you may end up paying more than what you expected or losing out on potential profits.

Risk #3: Changes in Design

Another risk of investing in off-plan properties is the potential for changes in design. Developers may make changes to the design plans of the development, which could affect the value of your investment.

Risk #4: Poor Quality Construction

Investors run the risk of investing in properties that are poorly constructed or built using subpar materials. This can result in a property that doesn’t meet the expected quality standards or is prone to problems in the future.

Risk #5: Developer Insolvency

In some cases, the developer of an off-plan property may go bankrupt or become insolvent, which could leave investors with an unfinished development or an incomplete property.

How to Mitigate the Risks of Investing in Off-Plan Properties

While there are risks associated with investing in off-plan properties in Bali, there are also ways to mitigate those risks. Here are some strategies you can use to reduce your risk:

1. Research the Developer

One of the most important things you can do when investing in off-plan properties is to research the developer. Look for developers with a good track record of completing projects on time and to a high standard.

You need to do your due diligence on the developer and the project. You should check their track record, reputation, financial stability, and legal status. You should also ask for references from previous buyers and visit their completed projects if possible. You should also read the contract carefully and make sure it includes clauses that protect your rights and interests in case of delays or abandonment.

2. Market research and analysis

You should compare prices and trends of similar properties in the same area and evaluate the growth potential and return on investment of your chosen property. You should also consider factors such as location, accessibility, amenities, quality standards, and security when choosing an off-plan property.

3. Review the Contract

Carefully review the contract before investing in an off-plan property. Make sure you understand the terms and conditions, including the completion date, payment schedule, and any penalties for delays.

4. Inspect the Property

Before you invest in an off-plan property, make sure to inspect it thoroughly. Check the quality of the construction and materials, and ensure that it meets your expectations.

5. Monitor the Development

Keep a close eye on the development as it progresses. Make sure that the construction is progressing as planned, and address any issues or delays with the developer.

6. Consider Hiring a Professional

Consider hiring a professional to help you navigate the process of investing in an off-plan property. A property lawyer or investment advisor can provide guidance and advice, and help you to mitigate any risks associated with the investment.

Conclusion

Investing in off-plan properties in Bali can be a lucrative opportunity if done right. However, it also involves some risks that you need to be aware of and prepared for.
By doing your due diligence, choosing a reputable Bali Real Estate Agent and a reliable nominee (if needed), and having a clear contract and a secure payment plan, you can minimize these risks and enjoy the benefits of owning a piece of paradise in Bali.

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Navigating Nominee Agreements: A Comprehensive Guide for Foreigners Investing in Bali Property

Land ownership is a crucial aspect of the Bali property market, and it is crucial for both locals and foreigners to understand how land ownership works in Bali. One of the ways to own land in Bali as a foreigner is by signing a nominee agreement. In this article, we will discuss the concept of nominee agreements in Bali and everything you need to know about them.

What is a Nominee Agreement in Bali Property?

A nominee agreement is a legal agreement between two parties where the nominee (a third party) is appointed to hold legal ownership of the land on behalf of the real owner. Nominee agreements are commonly used in Bali to allow foreigners to own land as Indonesian citizens cannot legally own freehold land in Indonesia.

Nominee agreements are also used to bypass certain legal restrictions on foreign property ownership. A foreigner can acquire a long-term leasehold right on a property, but the leasehold is only valid for 25-30 years. By signing a nominee agreement, the foreigner can have full legal ownership of the land and property, which can then be leased to them for a long period.

How Does a Nominee Agreement Work?

A nominee agreement works by having the nominee hold legal ownership of the land on behalf of the real owner. The nominee signs an agreement with the real owner, which outlines the responsibilities of the nominee and the rights of the real owner.

The agreement stipulates that the nominee has no rights to sell or dispose of the land without the written consent of the real owner. The nominee is only a temporary holder of the land and has no right to claim ownership of the land. In return for holding legal ownership of the land, the nominee is paid a fee or commission by the real owner.

Types of Nominee Agreements

The types of agreement that are usually used to materialize nominee arrangements to obtain land for foreigners are as follows:

• Land ownership agreement including a power of attorney:
  The nominee will acknowledge that land registered under his name actually belongs to the beneficiary who provided the funds to purchase the land. In addition, the nominee will provide an irrevocable power of attorney to authorize the beneficiary to conduct any activities on the land.
• Option agreement:
  The nominee will provide the beneficiary with options to purchase the land that was purchased by the nominee with the beneficiary’s fund.
• Lease Agreement:
  The nominee will lease the land to the beneficiary for a certain lease period, with an option for an extension.
• Grant with Testament (Hibah Wasiat)
  The nominee will grant his land and properties to the beneficiary.
• Loan Agreement
  The beneficiary will provide certain funds as a loan for the nominee to purchase the land. Following the loan agreement, the beneficiary and the nominee will enter into an agreement that uses the respective land as collateral for the loan under a mortgage mechanism.

Binding Power of Nominee Agreements

Based on the above, it can be reasonably concluded there are serious questions about the validity of so-called nominee arrangements between foreign parties and Indonesian parties for investment and land ownership purposes. The general nature of such arrangements is to circumvent applicable laws and regulations, and nominee practices are expressly prohibited under the Investment Law and Agrarian Law which deems them null and void.

In this regard, some foreign parties (beneficiaries) go as far as formalizing nominee agreements by having them made into an authentic deed before a notary. The intent is that a notarial deed will provide more legal certainty and may be used as a powerful instrument to evidence their rights over the agreement’s objects (shares or land), particularly if there is a dispute between the beneficiaries and the nominees.

Noteworthy, however, is that a notarial deed does not necessarily provide a better position for the beneficiary as there are still many potential issues regarding the validity of the nominee agreement itself which leans in favor of the nominee, despite the agreement being drafted using a notarial deed.

What are the Risks of Nominee Agreements?

Nominee agreements are a popular way for foreigners to own land in Bali, but they come with some risks. One of the risks is that the nominee can abscond with the land and sell it without the real owner’s consent. Another risk is that the nominee may be coerced or threatened to sign the land over to someone else.

There have been many cases of nominee agreements gone wrong in Bali, where the nominee has taken advantage of the real owner’s trust and sold the land to someone else without their knowledge. It is essential to choose a reputable nominee who has a good track record and can be trusted.

How to Choose a Nominee?

Choosing a nominee is a crucial step in signing a nominee agreement. It is essential to choose a nominee who has a good reputation and can be trusted. One way to find a reliable nominee is through a reputable legal firm or a property agency that specializes in nominee agreements.

It is also essential to do a background check on the nominee and their business dealings to ensure that they are trustworthy. Before signing a nominee agreement, it is advisable to consult with a legal professional who can provide guidance and help draft the agreement.

Conclusion

There is little doubt that nominee arrangements raise serious questions about their validity and enforceability. Despite such concerns, and for historical and other reasons, the fact remains that many nominee arrangements currently exist for both investment and land ownership purposes.

It is essential to understand the risks involved and to choose a reputable nominee who can be trusted. A nominee agreement is a legal agreement between two parties where the nominee holds legal ownership of the land on behalf of the real owner. The nominee is paid a fee or commission for holding legal ownership of the land.

Disclaimer

Buying property in Bali could be a great decision and lucrative investment if approached correctly. That is why you should always seek professional legal assistance to avoid any disappointment or frustration.

If you wish further information, we recommend that you contact a Lawyer/legal adviser or speak with a notary, who can help to answer any legal questions which you may have.

Reference:
http://userfiles.hukumonline.com/adv/ILD403_170420151.pdf
https://ppbali.com/understanding-nominee-agreements-land-ownership-bali/

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How do I ensure that my Bali property investment is secure and legally sound?

Bali is a world-famous tourist destination with a rich cultural heritage and stunning natural beauty. This Indonesian island is a popular spot for investment in real estate due to its strong economic growth and robust property market. However, investing in Bali real estate can be a complex process for foreigners who are not familiar with the local laws and regulations. In this article, we will provide you with insider tips on how to invest in property in Bali and make your investment legally secure.

1. Understand the Bali Property Laws and Regulations

Before you start investing in Bali real estate, it is important to understand the local property laws and regulations. Indonesia has strict laws regarding foreign ownership of land and property, and these laws vary depending on the type of property you want to buy. The best way to ensure that you are investing legally is to consult a reputable local lawyer who specializes in property investment.

2. Work with a Reputable Bali Real Estate Agent

Working with a reputable real estate agent is essential when investing in Bali real estate. A good agent can help you navigate the complex legal and regulatory landscape, provide you with insider tips on the best properties to invest in, and negotiate the best possible deal on your behalf. Look for an agent with a strong reputation in the local market and a deep understanding of local property laws and regulations.

3) Conduct Due Diligence

After finally finding the property of your dreams, it is crucial to conduct thorough due diligence to ensure that you are fully aware of what you are investing in and its legal status, regardless of whether it is for business or residential purposes. It is important to exercise caution since some agents have been known to provide false information or half-truths to lure clients into investing in properties that do not meet their needs. In Indonesia and Bali, regional regulations can restrict the amount of land you can build on and the type of business you can operate on the property. Investing a little in due diligence can help you avoid future problems or an inability to use the land for your intended purpose.

To make each transaction as easy and as smooth as possible, it is important to have a Pre Due Diligence check carried out before any deal progresses further to signing, so that there are no repercussions due to legal or land aspect complications which may hold up or lead to an ineffective sale.

Pre Due Diligence should be carried out to check:

• Who really owns the land, is it shared ownership?
• Does the vendor have the right to lease the land?
• Are there any debts over the land?
• Define the piece of land exactly.
• Is there legal access to the land from a public road?
• What the land is zoned to be used for, and can it be used for the purpose the buyer wants to use it?

In preparing the documentation you need to:

• Agree on the price.
• Check taxes that have to be paid, how much and who will pay.
• Make sure the lease agreement is secure if the landowner dies or sells the land and that any new owner must honour the lease agreement.
• Make sure that the vendor has the right to sell or pass on the land to a third party and that this will not require the signature of the landowner.
• Define the period of time and extensions available plus renewal options and further extensions on that.
• How much will extensions and renewals cost – usually at market price, but can also be at a fixed price, negotiated price, or the price of gold?
• A Pre Due Diligence will ensure that everything is clearly defined and transparent to the buyer, so there are no ‘hidden’ costs or any problems with the ‘status’ of the property.

4) Bali Property Investment – Sales And Purchase Agreement

Once the due diligence is clear, you should engage a legal consultant to ensure that your agreements are sound, be it for purchase or lease. Securing your investment for the future may cost a little upfront, but it is worthwhile. We have seen agreements that do not protect clients, lean heavily towards the landowner, or fail to allow for the intended purpose. If you do not use a legal consultant, we strongly advise you to choose your own notary.

We recommend insisting on an English translation of your agreements. If it is not provided for you, make sure to request it so that you fully understand your rights and obligations. If the seller drafts the agreement, we highly recommend insisting on a certified translation, as many translations that come to our attention are incomplete.

Below are some steps that will guide you along the path to what generally takes place when purchasing a property in Bali:

1. Submit a signed ‘Offer to Purchase Real Estate’ document
2. Choose a Notary Public/PPAT
3. Send a Deposit (to be held in the notary’s escrow account)
4. Sign a binding ‘Sales and Purchase Agreement’
5. Notary to conduct Due Diligence (approx. 7 days)
6. Sign a ‘Sales & Purchase Deed’ (AJB) or ‘Leasehold Deed’ (Akta Sewa Menyewa)
7. Take possession of property

Here’s a further explanation of some of the points mentioned above

1. Submit a Signed ‘Offer to Purchase’ Document
   Firstly, let the seller (or agent) know that you want to make an offer and, most importantly, insist that you wish to sign a contract. This lets the agent and the sellers know you are serious.
2. Choose a Notary Public/PPAT
   The notary can be chosen by you the buyer and the fee charged by the notary is usually between 1% and 2.5% of the agreed selling price. The sales and purchase agreement is drawn up by the notary in Indonesian and in English or other language translation may be supplied but the Indonesian document is the legally binding one.
   If there is a selling agent who is the third party, then they will prepare a preliminary sales and purchase agreement to be signed by all parties. The preliminary agreement will be transferred into a binding sales and purchase agreement which is drawn up by the notary.
3. Send a Deposit
   Transfer the agreed deposit (usually 10 – 25%) to be held in the notary escrow account. Do not, under any circumstances pay the deposit to the seller (owner). Once a deposit has been received, the seller then has to agree to take the property off the market.
4. Sign a Binding ‘Sale and Purchase’ Agreement
   After a buyer and seller have generally agreed upon the price and all other terms and conditions for a property transaction, the parties usually sign a preliminary agreement, a Binding Sale and Purchase Agreement or a Binding Leasehold Right Agreement (Perjanjian Pengikatan Jual Beli or Perjanjian Pengikatan Sewa Menyewa) to formally agree and reflect the conditions of the proposed transaction.
   We recommend that a buyer or seller engage an independent legal counsel in order to ensure their agreed terms and conditions are properly reflected in the Binding Sale and Purchase Agreement or Binding Leasehold Acquisition Agreement respectively.
5. Due Diligence
   Following execution of a binding agreement, the buyer would, through a legal representative or notary, conduct due diligence on the property.
   Note: It is recommended that satisfactory due diligence should be stipulated as condition for completion of the transaction under the binding agreement.
6. Sign a ‘Sales and Purchase Deed’ (AJB) or ‘Leasehold Deed’ (Akta Sewa Menyewa)
   In order to formally conclude the acquisition of the property as contemplated under the binding agreement, the parties would subsequently enter into notarial documents reflecting the acquisition of the property either in the form of a Sale and Purchase Deed (Akta Perjanjian Jual Beli or AJB) or in the form of a Leasehold Deed (Akta Sewa Menyewa), as the case may be. Until full payment of the agreed selling price is made and any other conditions for completion are met, the notary would hold the land certificates or deeds relating to the property transaction in escrow.
7. Take Possession of The Property
   Once the seller has received full payment and all taxes accruing from the transaction have been paid, the title of the property is transferred and copies of the deeds released to the respective parties. In the case of a formal transfer of title over a land plot, i.e. Hak Milik, Hak Pakai or HGB title, the transfer will be effectuated and concluded upon the issuance of the land certificate by the competent land office reflecting the name of the buyer on the certificate.Leasehold
   For Leasehold Right (Hak Sewa) acquisitions, there is no formal registration at the land office and only the respective lease deed copies will be circulated to the parties.Right to Use (Hak Pakai) over Freehold (Hak Milik) Acquisitions
   The Notary executes a Deed of Grant of Hak Pakai (Akta Pemberian Hak Pakai atas Hak Milik) between the Hak Milik owner/designee and the foreigner pursuant to which the Hak Milik owner grants the Hak Pakai title to the foreigner.
   By separate Notarial Deed, the Hak Pakai owner may also prepay to the Hak Milik owner a number of agreed twenty-five-year renewals.

Disclaimer:

As we are not qualified legal advisers, we can only provide a general guideline as to how the process is done. For those wanting full legal advice regarding the process of acquiring property in Bali, one needs to get qualified legal advice.

If you wish further information, we recommend that you contact a Lawyer/legal adviser or speak with a notary, who can help to answer any legal questions which you may have.

The post How do I ensure that my Bali property investment is secure and legally sound? appeared first on Excel Bali Real Estate - Bali Property for Sale.

If you are a foreign investor looking to invest in property, the choice between leasehold and freehold property would depend on your specific requirements. Although purchasing a freehold property in Bali Island would require the use of an Indonesian entity (nominee) as a titleholder for the land certificate, foreigners still prefer this type of property as it is the most popularly requested and purchased, despite the fact that Indonesian law and land regulations deem it illegal for foreigners to purchase property in Indonesia.

When considering property investment, it is essential to comprehend the difference between freehold and leasehold ownership. Both types of ownership have their own set of advantages and disadvantages, and it is crucial to select the type that aligns with your needs.

What is Bali Freehold Ownership?

Freehold ownership, also known as fee simple ownership, is when you own both the land and the property on it. This means that you are the sole owner of the property and have complete control over it. Freehold ownership is usually the most desirable form of ownership as it gives the owner complete control over the property.

Purchasing Bali freehold property allows you to enjoy over time, land value appreciation, which has been fairly dramatic in Bali in past years. With freehold, any appreciation in the value of the property, either through improvements you have made to it or through the rise in land prices, you gain the benefit of any increase in value.

Hak Milik or Freehold is the most complete and strongest form of land title ownership in Indonesia. Only individuals of Indonesian Nationality are entitled to own land under a Hak Milik title.  Consequently, neither limited liability companies (PT/Perusahaan Terbatas) nor foreign individuals may obtain land with a Hak Milik title. Subject to zoning restrictions, the Hak Milik title owner can use the land for any purpose, although it does not entitle the owner to exploit the natural resources found on or under the land. The title has no limit and may be sold, gifted, exchanged and bequeathed and may also be used in the form of a mortgage.

Foreigners may, however, acquire land under a Hak Milik title in another form of entitlement called Hak Pakai or Right of use.

For more details about property ownership by foreigner, you can check our article here.

Advantages of Freehold Ownership:

One of the main advantages of owning a freehold property is that you have complete control over the property. You can renovate, remodel, or expand the property as you see fit. You also have the peace of mind of knowing that you own the property outright and can pass it on to your heirs.

Another advantage of freehold properties is that they tend to appreciate in value over time. In Bali, the demand for freehold properties is high, and the supply is limited. This means that the value of freehold properties is likely to continue to increase over time.

In summary:

• No lease to worry about
• Complete control over the property
• Ability to sell or lease the property as you see fit

Disadvantages of Freehold Ownership:

One of the main disadvantages of freehold properties is that they are typically more expensive than leasehold properties. This is because you are buying the land and any structures on it outright. You will also be responsible for paying all taxes and fees associated with the property.

Another disadvantage of freehold properties is that they can be more difficult to sell. This is because the pool of potential buyers is smaller than it is for leasehold properties. Additionally, there are restrictions on who can own freehold properties in Bali. In general, only Indonesian citizens and companies can own Hak Milik properties. Foreigners can only own freehold properties under certain conditions.

In summary:

• Typically more expensive than leasehold ownership
• More difficult to sell compared to leasehold, especially to foreign buyers
• Less attractive for Indonesian buyers

Leasehold Ownership

Leasehold, on the other hand, means that after a certain period of time, the property and whatever improvements the leaseholder may have made, revert to the owner.

You lease the land from the freeholder for a fixed period of time. The lease will typically be for a period of 99 or 125 years, but can be shorter or longer depending on the terms of the lease.

In very simple terms, as time passes, your investment in leasehold property depreciates in value, because as the term of the lease gets shorter, the lease is less attractive to a buyer, should you want to sell the remainder of your lease.

Advantages of Leasehold Ownership:

One of the main advantages of leasehold properties is that they are typically less expensive than freehold properties. This is because you are only buying the right to use the property for a set number of years, rather than buying the property outright. You will also be responsible for paying less taxes and fees associated with the property.

Another advantage of leasehold properties is that they can be easier to sell. This is because the pool of potential buyers is larger than it is for freehold properties. Additionally, foreigners can own leasehold properties in Bali without restrictions.

In summary:

• Typically less expensive than freehold ownership
• Easier to sell to foreign buyers
• Ability to extend the lease, subject to the terms of the lease agreement

Disadvantages of Leasehold Ownership:

• You may be limited in the changes you can make to the property
• If the lease expires, the property will revert to the freeholder
• The price for leasehold properties will depreciate over time, since fewer people are willing to buy homes on a short lease

Choosing the Right Ownership Type

When choosing between freehold and leasehold ownership, it is important to consider your individual circumstances and needs. If you are looking for complete control over your property and don’t mind taking on additional responsibility for repairs and maintenance, freehold ownership may be the best option for you. However, if you are looking for a more affordable option and are willing to share responsibility for repairs and maintenance, leasehold ownership may be a better fit.

Bali Freehold vs Leasehold: Conclusion

In summary, freehold and leasehold ownership each have their own advantages and disadvantages. Ultimately, the decision of which type of ownership to choose will depend on your individual needs and circumstances. We hope this article has provided you with a comprehensive understanding of the differences between freehold and leasehold ownership, and will help you make an informed decision when it comes to investing in property.

The post Bali Freehold vs Leasehold – Explained for Investors appeared first on Excel Bali Real Estate - Bali Property for Sale.

In this article, we will explore the top 7 reasons why you should invest in Bali property, whether you are looking for a villa, a land, or a commercial space.

1. Bali is a beautiful and desirable location for vacationers and investors.

Located in Indonesia, this small island is filled with lush forests, stunning beaches, and vibrant culture. Bali’s tropical climate, stunning landscapes, and rich culture make it a dream destination for any traveler.

For vacationers, Bali is an ideal destination. With its white-sand beaches, stunning coral reefs, and vibrant culture, there is something to suit all tastes. Visitors will find a range of activities to suit all budgets, from surfing, snorkeling, and diving, to exploring rice paddies and ancient temples. Bali is also home to some of the world’s best spas and wellness retreats, making it an ideal destination for a relaxing break.

For investors, Bali is a popular tourist destination with a thriving hospitality industry and a growing real estate market. For investors, this means there are plenty of opportunities to capitalize on a variety of real estate investments, from luxury villas and hotels to condominiums and commercial properties.

2. The property market in Bali is booming and offers a great opportunity for investors.

The Indonesian government has provided incentives for foreign investment in the area and has made it easier for foreign investors to acquire property. Bali has a favorable climate, low cost of living, and a vibrant culture, making it an attractive place to live and own property. Additionally, the area has seen a surge in tourism, which has helped to boost the local economy. As a result, the property market in Bali is booming and offers a great opportunity for investors to capitalize on.

3. Property prices in Bali are still relatively low compared to other parts of the world, making it an attractive investment option.

Investing in real estate is a great way to achieve long-term financial security and grow your wealth. Comparatively speaking, land and property in paradise island are more affordable than in other areas around the globe, offering increased value for your dollar. With a reasonable amount of capital, you can afford to purchase luxurious properties and start living the lifestyle you’ve always dreamed of. Plus, there is something special about owning and investing in something tangible – you can see, feel and own it.

4. Bali has a thriving tourism industry and a growing expat population, both of which can provide a strong rental income for property investors.

The rental market in Bali is strong and growing, with a variety of rental options available ranging from luxury villas to low-cost apartments.

Investors can benefit from the potential for strong rental returns, with some properties offering a yield of up to 10%. The rental market is also boosted by the large number of expats living in Bali, with many looking to rent property due to the favourable climate, cost of living and lifestyle.

With a wide range of property types, locations and price points, Bali property can be an attractive investment option for those looking to capitalise on the island’s popularity and strong rental returns.

5. Bali offers a wide variety of property types, from beachfront villas to modern apartments, meaning there is something to suit every investor’s needs.

There are many different types of Balinese property for sale, including villas, apartments, land, and commercial properties.

Villas are the most popular type of Balinese real estate because they are affordable, stylish, and can accommodate a variety of needs. There are many villa options in Bali, including private villas, villa resorts, and villa apartments.

Villa resorts are a great option for investors because they offer a high level of service and are often times located near popular tourist destinations.

Villa apartments are a great option for investors because they offer a low maintenance environment and are often located in popular areas.

Land is another popular type of Balinese real estate because it is a long-term investment. Land in Bali can be purchased in a number of different formats, including freehold, leasehold, and joint venture.

Commercial real estate in Bali is a great option for investors because it is often located in high-traffic areas and has a high potential for return. There are a number of different commercial real estate options in Bali

6. The Bali lifestyle is one of the main attractions for investors, with its beautiful beaches and vibrant culture.

With over 1,000 kilometers of stunning coastline, Bali is perfect for a relaxing getaway. Visitors can enjoy stunning beaches and stunning scenery, as well as fascinating cultural experiences. There are plenty of activities to keep visitors entertained, such as hiking, surfing, and sightseeing. The local culture is also a draw, with its beautiful temples and lively markets.

7. Bali property investment can be a great way to diversify your portfolio and take advantage of the opportunities the area has to offer.

There are many reasons why investing in Bali property can be a great way to diversify your portfolio. Firstly, Bali is a highly tourist-friendly destination, with a large and growing population that is always looking for new and exciting things to do. This means that there is always a demand for property, and as such, there is a high chance that you will be able to find a property that is in great condition and at a very affordable price. Additionally, Bali is a very safe destination, which means that your investment is likely to be protected from any major fluctuations in the market.

The post Bali Property Investment – top 7 Reasons to Invest appeared first on Excel Bali Real Estate - Bali Property for Sale.

In Indonesia, foreigners are not able to directly purchase land; however, there are some alternatives that can be considered. One of these alternatives is through a contractual setup, often referred to as a nominee structure. In this setup, an Indonesian citizen holds the title for the foreigner. This option is not without risk, as there is a chance of legal complications arising, which is why it is not recommended.

Instead, there are other options such as leaseholds, long-term rentals, and other contractual agreements that are safer and more secure. Malaysia is the only exception in Southeast Asia, where foreigners are allowed to purchase land, although this is not the case in Singapore, as land acquisition is practically impossible unless you are a local citizen or permanent resident.

1. Buying land with the help of an Indonesian nominee

For foreigners looking to purchase land in Indonesia, one common choice is to use an Indonesian nominee as a way to facilitate the transaction. This involves having a local nominee – such as a friend, family member, or another Indonesian citizen – purchase the plot of land on your behalf. However, it is important to be aware that this option carries risks, and therefore it is important to have the necessary agreements in place to protect yourself.

For example, once the plot of land is transferred from the seller to the Indonesian nominee, a loan agreement should be established to clarify that the loan is being provided by you. Additionally, a power of attorney should be signed to give you the right to mortgage, sell, or lease the property, and a permanent right of use agreement should be agreed on to ensure that you have the right to use and occupy the land.

Loan agreement:
The loan agreement will state that you’ve lent money to the Indonesian nominee that buys the property.

Power of attorney:
The power of attorney will give you the right to mortgage, sell, or lease the property.

Permanent right of use agreement:
This agreement will give you the right to use and occupy the land.

2. Buying Bali property with a PMA company

If you want to buy property in Indonesia, you may want to consider opening a PMA (Penanaman Model Asing) company, which is registered in the foreign direct investments (FDI) category. Doing this is more beneficial than using a local nominee structure as it will offer you more protection.

To open a PMA, you’ll need to provide a business plan and work actively in Indonesia, as well as deposit money into a local Indonesian bank account. Once you’ve gone through the necessary steps, you’ll be able to take advantage of several benefits.

For example, you’ll be protected by internationally recognized contracts under commonwealth law and the Indonesian Investment Coordinating Board (BKPM) will regulate, check, and audit the entity. You’ll also have a verifiable tax number (NPWP) and the ability to settle disputes in international courts.

In addition to the above, PT PMA allows for:

• Foreign companies and investors can be shareholders
• Assign a Director and Commissioner which can be either foreign or Indonesian National
• Own or lease assets within the company
• Multiple assets can be added into a PT PMA, not limited to a single property or asset as with the Hak Pakai
• Hold HGB title over property allowing for development/construction, leasing property and sell any interest in the property offshore
• Shareholder agreement can be arranged to your requirements
• All shareholders, directors and commissioners are eligible for work permits. Foreigners can apply for KITAS to work and live in Indonesia under company sponsorship.
• Can receive income into the company legally
• Pay salaries to KITAS holders
• Pay dividends to shareholders
• Take offshore into Singapore structure to rent out properties to take income in Singapore

By owning property through a PMA company, you’ll have greater protection and peace of mind that your investments are secure.

3. Leasing property in Indonesia.

Real estate leasing in Indonesia is possible through acquiring a property with a Hak Sewa title. This title enables you to lease villas, condos, and apartments for up to 25 years, with the possibility of extension depending on the contract. To ensure that the leasehold period is extended, it is important to include this condition in the contract.

Disclaimer

We are not qualified to offer legal advice, and any information we provide should be taken only as a general guideline. If you require more in-depth advice, we suggest you reach out to a qualified legal professional such as a lawyer or notary. They will be able to provide you with the answers to any questions you may have.

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The best Bali villas offer an unbeatable combination of comfort, style and privacy. They come with their own private pool, secluded gardens and spacious living areas, making them ideal for those who wish to escape the hustle and bustle of the city. Many of these villas are also conveniently located near some of Bali’s best beaches, restaurants and shopping areas, allowing you to make the most out of your vacation.

When choosing the right Bali villa for your needs, there are a few key factors to consider. Firstly, think about the size of your group. If you’re travelling with a large group, then you’ll need to make sure there’s enough space for everyone to stay comfortably. Secondly, decide how much you’re willing to spend. Prices can range from fairly affordable to luxury rates– it all depends on what you’re looking for.

Finally, make sure to read the reviews and check out the facilities of the villas you’re considering. Most villas will have a website with detailed information about the property, including photos and amenities. This will help you choose the perfect villa for your needs.

Once you’ve done your research, you can start enjoying the benefits of renting out a villa in Bali. Whether you’re looking for a romantic getaway or a family vacation, you’ll be sure to find the perfect villa for your needs.

Bali villas offer a truly unforgettable holiday experience from luxurious private pools to a convenient location.

Our Top Listing for Bali Vacation Property

Ref. ID: BPV-128
Location: Bingin, Bukit Peninsula
Bedrooms: 5
Building size: 1407 sqm
Land size: 13700 sqm

The villa will prove to be a very nice family residence or a property to commercialise and generate attractive rental returns throughout the year due to the demand from rental requests for the area.

Villa Facilities

• 5 fully air-conditioned bedrooms
• TV room with en-suite can be used as a 6th bedroom
• Media/Entertainment room-air-conditioned
• Wanitilan lounge
• Sunset pavilion
• Fully equipped service kitchen
• Twin infinity edge swimming pools
• Fully equipped gym
• Floodlit tennis court
• Private beach access
• Full backup generator

More details: https://excelbali.com/property/the-gem-of-bali-strategic-and-iconic-development-site/

The post The Best Bali Villas For Sale for Renting Out as a Vacation Property appeared first on Excel Bali Real Estate - Bali Property for Sale.

Bali Freehold vs Leasehold Property

When considering purchasing property in Bali, there are two main options: Bali freehold vs leasehold. These terms refer to the type of ownership and the length of time that ownership can be held. In this blog post, we will explore the differences between freehold and leasehold property ownership in Bali and the pros and cons of each option.

Bali Freehold

Hak Milik or Freehold, is the most complete and strongest form of land title ownership in Indonesia.

Freehold ownership in Bali means that the buyer is purchasing the property outright and has full ownership rights to the land and any buildings on it. This type of ownership can be passed down to future generations and can be sold or rented out as desired. One of the main benefits of freehold ownership is the security and stability it provides, as the owner has complete control over the property. Additionally, freehold properties often appreciate in value over time, making them a good investment.

However, it is important to note that there are restrictions on who can purchase freehold property in Bali. Only individuals of Indonesian Nationality are entitled to own land under a Hak Milik title. Consequently, neither limited liability companies (PT/Perusahaan Terbatas) nor foreign individuals may obtain land with a Hak Milik title. In most cases, the property must be purchased by an Indonesian citizen or a foreign national through a local Indonesian legal entity, such as a PT PMA (foreign investment company). This can be a complex process and may require the assistance of legal professionals.

Bali Leasehold

Leasehold ownership in Bali means that the buyer is purchasing the right to use and occupy the property for a specified period of time, usually between 25-30 years. At the end of the lease period, the property is returned to the original owner. One of the main benefits of leasehold ownership is that it is often less expensive than freehold ownership and can be a good option for those who are not able to or do not want to invest in a freehold property.

However, it is important to note that leasehold properties do not appreciate in value like freehold properties do, and at the end of the lease period, the property must be returned to the original owner. Additionally, there may be restrictions on the use and development of the property during the lease period.
In very simple terms, as time passes, your investment in leasehold property depreciates in value, because as the term of the lease gets shorter, the lease is less attractive to a buyer, should you want to sell the remainder of your lease.

Bali Freehold vs Leasehold – Conclusion

In conclusion, both freehold and leasehold property ownership in Bali have their own unique advantages and disadvantages.
Freehold ownership provides stability, control and appreciation but may be expensive and complex. Leasehold ownership is less expensive but has a limited lease period, no appreciation and restrictions on use and development.

Ultimately, the decision between freehold and leasehold will depend on your specific needs, budget and goals for the property. It’s important to consult with a lawyer and real estate professional for the best advice and options for you.

FAQ

Can foreigners buy freehold property in Bali?

No, foreigners cannot buy freehold property in Bali directly. However, there are a few ways that foreigners can invest in Bali real estate, such as:

• Setting up a local PT PMA Company with 100% foreign ownership, which can then purchase property on behalf of its foreign owners.
• Leasing out properties from locals under long-term contracts.
• Purchasing a leasehold property.

Which is better for me: freehold or leasehold property?

The best type of property for you will depend on your individual needs and budget. If you are looking for a long-term investment and have the budget for it, then freehold property is a good option. However, if you are on a tighter budget or only need the property for a short period of time, then leasehold property may be a better option.

What are the costs associated with leasehold property?

In addition to the property price, leasehold properties may have annual lease fees and other maintenance costs.

Are leasehold properties a good investment?

Leasehold properties can be a good investment, particularly if you’re looking for short-term gains or don’t plan to reside in Bali permanently.

Can I extend the lease on a leasehold property?

Some leasehold properties offer the option to extend the lease, but it’s essential to review the terms of your lease agreement.

What due diligence should I conduct before buying property in Bali?

Before buying property in Bali, it’s essential to conduct due diligence, including checking property titles, permits, and any encumbrances, with the assistance of a qualified attorney or expert.

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8 Tips When Buying A Villa in Bali

If you are considering buying a villa in Bali, it is important to conduct thorough research to find the right option for your needs. By doing your research, you can increase the chances of finding a property that meets all your requirements and helps you achieve your goals.

Here are 8 tips on what to look for when buying property in Bali:

1. Know the Property types in Indonesia

It’s important to know that in Indonesia, foreigners can not own freehold land, which means you’ll not be able to buy a freehold property easily. While there are some ways around this, they are all tricky and require sound legal advice.

The most straightforward way to buy a property in Bali is to go for a leasehold. Bali leasehold is a form of long-term property ownership in Indonesia that involves leasing a property for a set period, typically up to 25 years. During this time, the leaseholder has exclusive rights to the property, such as the right to build and inhabit the property, as long as they follow local laws and regulations. The lease is often renewable after the initial period and may be sold or transferred to another person.

The terms and conditions of any lease extension are usually built into the original agreement. Most lease agreements have some extension option, although you should be careful to fully understand the means by which the extension may be activated.

Leasehold also has some advantages, the main advantage being that it is a more affordable option. For example, if there were two identical villas side by side, one leasehold over a 40-year period and the other freehold, the leasehold villa would generally be about 2/3rds of the price of the freehold option.

In terms of the actual process of buying a leasehold in Bali, you will usually need to work with a local lawyer or real estate broker to ensure that all of the paperwork is in order. You will likely need to provide detailed information about your finances and any other relevant documents.

2. Location

Buying a property in Bali requires careful consideration of many factors. Location is one of the most important ones, as buyers want to find a spot that best suits their needs and preferences. Once you have found a suitable location, you should start looking for a property by surveying it and the surrounding area and researching any current or future developments. This will help you make an informed decision before investing in your Bali property.

3. Size of Property and Land

Bali offers a wide variety of villas to choose from, each with its own unique market. Those looking for a shorter getaway may opt to rent smaller villas in the town, while those seeking a more urban experience may prefer larger villas.

If you have the space, consider constructing two or more self-contained villas with their own swimming pool, garden, and entrance. This way, you’ll have the flexibility to rent out the villas individually or as a group. If you have a large property, you can also use it to build a large destination villa fit for weddings, birthdays, anniversaries, parties, and corporate events.

4. Accessibility

Tourists often prioritise accessibility when renting property, so it’s important to make sure your property has reasonable driving or walking distance to local amenities, such as restaurants, entertainment, shopping, and recreational areas. Additionally, check that the road leading to your property is suitable for cars and other vehicles, as many roads in Bali are quite narrow. Making sure these factors are met will ensure your property is desirable to tourists.

5. Building Materials

It is important to consult a qualified building surveyor before selecting any building materials. They can assess the condition of the building, electrical systems, plumbing, equipment and check for pest infestations. For older buildings, more extensive surveys may be needed to determine the building structure, and a building surveyor can provide assistance. By obtaining professional advice, you can ensure the quality of materials and the integrity of the building.

6. Zoning Restrictions Check before Buying A Villa in Bali

When purchasing property in Bali, it’s important to be mindful of zoning restrictions. Before beginning construction, you must make sure the land your building is on is in the right zoning and obtain a building permit (IMB). For example, if the land is classified as Green Belt, you are not allowed to build on it. To ensure you are legally compliant, it’s best to consult a legal specialist.

7. Land Certificate

To ensure that your land matches what is written in your land certificate, it is important to check its details. This includes verifying the location and boundaries of the land. To do this, you should visit an authorised notary and present your land certificate and associated purchase documents. Doing this will ensure that your land is properly documented and secure.

8. Construction and Building Licenses, Taxes and Fees

A rental license or Pondok Wisata license is compulsory if you want to rent a property in Bali. Additionally, construction taxes, known as PPn, must be paid either by you or the contractor or developer. However, navigating the Indonesian bureaucracy can pose a challenge, and you may find yourself unable to track down the developer or contractor after the fact, resulting in unpaid PPn.

There are also other fees you’ll need to consider:

• Agency/Agent fees
• Transfer tax
• Land deed costs
• Notary/Lawyer fees
• Public Registration fees
• Transfer duty

Getting a vacation home or making a permanent residence in Bali is a dream for numerous individuals. But, this is a big decision and it’s essential to do your due diligence to make sure you don’t become a victim of a scam or have unexpected expenses.

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9 Tips For Finding the Perfect Bali Villa for Sale

If you’re considering purchasing a Bali villa, there are several key factors to consider in order to find the perfect property. Here are 9 tips to help you navigate the process and find the perfect Bali villa for sale.

Determine your budget

It’s crucial to determine your budget before beginning your search for a Bali villa. Having a clear budget in mind will allow you to focus on properties that are within your price range and eliminate any that are outside of it. This will help narrow down your options and make the search process much more efficient. It’s important to be realistic about what you can afford and not overextend yourself financially. By setting a budget beforehand, you can avoid any potential financial stress and find the perfect Bali villa that meets your needs and budget.

Research the area and property thoroughly to ensure that it meets your needs and preferences

When searching for a Bali villa for sale, it’s important to do thorough research on the area and property. This will help ensure that the villa meets your needs and preferences. Start by looking at the location and considering factors such as proximity to beaches, restaurants, and other amenities. Next, consider the size and layout of the property, including the number of bedrooms and bathrooms and the overall layout. Look into the amenities offered, such as a pool or outdoor living areas, and think about which ones are most important to you. Research the developer or builder to ensure they have a good reputation and construct high-quality properties. Finally, take a tour of the property in person to get a feel for the location and layout. By thoroughly researching the area and property, you can make an informed decision and find the perfect Bali villa for sale.

Obtain a property valuation and consider the price carefully to ensure that it is fair and reasonable

It’s important to obtain a property valuation and consider the price carefully when purchasing a Bali villa. A property valuation will give you an accurate estimate of the value of the property, which can help you determine whether the asking price is fair and reasonable. Take the time to research comparable properties in the area to get a sense of the current market value. Don’t be afraid to negotiate with the seller if you feel the price is too high. Keep in mind that the price of a property is not just based on its size and location, but also on factors such as the condition of the property, the quality of the construction, and any additional features or amenities it offers. By obtaining a property valuation and carefully considering the price, you can ensure that you are paying a fair and reasonable price for your Bali villa.

Understand the Bali laws and regulations

Make sure to do your due diligence and research the legal requirements for owning property in Bali. It’s essential to ensure that the property is legally owned by the seller and that there are no outstanding legal issues or disputes. This will help protect your investment and avoid any potential problems down the road. It’s also a good idea to work with a lawyer or real estate agent who is familiar with the local laws and regulations. They can help guide you through the process and ensure that everything is in order before you make a purchase. By understanding the local laws and regulations and making sure the property is legally owned by the seller, you can feel confident in your investment and enjoy your Bali villa with peace of mind.

Consider the property’s condition and any necessary repairs or renovations that may be needed.

This will help you determine the true cost of the property and whether it is a good value. Take the time to carefully inspect the property and look for any signs of wear and tear or issues that may need to be addressed. Consider the age of the property and whether any major renovations or updates will be needed in the near future. It’s a good idea to budget for any necessary repairs or renovations upfront to avoid any unexpected expenses down the road. By considering the property’s condition and any necessary repairs or renovations, you can make an informed decision and ensure that you are getting a good value for your investment.

Consider the maintenance

Owning a freehold or leasehold villa in Bali can be a rewarding experience, but it’s important to be prepared for the responsibilities that come with it. Make sure you are willing and able to handle the maintenance and upkeep of the property before making a purchase. This may include tasks such as landscaping, pool maintenance, and general upkeep of the property. By considering these responsibilities beforehand, you can ensure that you are prepared to handle them and enjoy your Bali villa without any unexpected stress or burdens.

Think about the future If you’re considering purchasing a villa as an investment

Think about whether it has the potential for rental income or appreciation in value. Look at factors such as the location, amenities, and overall condition of the property to determine its potential for attracting renters or increasing in value over time. It’s also a good idea to research the local real estate market and consider trends in rental prices and property values. By considering these factors, you can make an informed decision and choose a villa that has the potential to provide a good return on your investment.

Take a tour or inspection

Before making a decision on a Bali villa for sale, it’s a good idea to visit the property in person and get a feel for the layout and location. Seeing the property in person will allow you to get a better sense of whether it’s the right fit for you. Take the time to walk through the property and get a feel for the size and layout. Look at the views and consider the surroundings. Think about whether the location is convenient and whether it meets your needs and preferences. By visiting the property in person, you can get a better sense of whether it’s the right fit for you and make an informed decision.

Get professional advice from an experienced Bali Real Estate agent

During the process of finding Bali villa for sale, it can be helpful to get professional advice from an experienced Bali real estate agent. An agent with local knowledge and expertise can provide valuable insights and assistance throughout the process. They can help you find properties that meet your needs and budget, and provide guidance on the local real estate market. They can also help with negotiations and provide assistance with the legal and paperwork aspects of purchasing a property. Working with a real estate agent can save you time and hassle, and help ensure that you find the perfect Bali villa for you. Be sure to choose an agent with a good reputation and track record in the industry to ensure that you receive the best possible service.

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10 Reasons to Buying Bali Property For Investment

Investing in Bali real estate offers many benefits, including a strong rental market, potential for appreciation, and the ability to enjoy a luxurious lifestyle in one of the world’s most beautiful destinations.

Here are 10 reasons why you should consider buying Bali property for investment.

1) Bali is a popular tourist destination, which can provide potential rental income for property investors.

Bali is a popular tourist destination known for its beautiful beaches, vibrant culture, and luxurious resorts. This popularity makes it an attractive destination for property investors, as owning a property in Bali can provide potential rental income. With a steady stream of tourists looking for places to stay, investors can earn money by renting out their property on a short-term basis. Additionally, Bali’s growing popularity as a retirement destination means that there is also potential for long-term rental income. Investing in Bali real estate can provide a reliable source of passive income and financial gain.

2) The cost of living in Bali is relatively low, making it an affordable place to own a second home or retire.

The cost of living in Bali is relatively low, making it an attractive destination for those looking to own a second home or retire. With its beautiful beaches, lush green forests, and vibrant culture, Bali offers a unique and affordable lifestyle. The low cost of living allows retirees to stretch their savings further and enjoy a higher quality of life. Furthermore, the island’s strong community and friendly locals make it easy to settle in and feel at home. Overall, Bali’s low cost of living, combined with its many attractions, make it an ideal place to own a second home or retire.

3) Bali’s real estate market has shown steady growth over the years, providing potential for capital appreciation.

Bali’s real estate market has shown steady growth over the years, providing potential for capital appreciation. As the island’s popularity continues to rise, demand for property has increased, leading to a steady increase in prices. This trend is expected to continue, making Bali an attractive destination for property investment. Additionally, the government’s focus on developing the island’s infrastructure, such as roads, airports, and public transportation, has made it easier for people to access and enjoy all that Bali has to offer. Overall, Bali’s growing popularity and strong infrastructure make it a promising location for real estate investment.

4) The island offers a rich culture and natural beauty, providing a desirable lifestyle for residents and visitors alike.

The island of Bali offers a rich culture and natural beauty, providing a desirable lifestyle for residents and visitors alike. Bali is known for its beautiful beaches, lush green forests, and vibrant culture, which attract people from all over the world. The island is also home to a rich history and tradition, with numerous temples, museums, and cultural events that showcase its unique heritage. Additionally, the friendly locals and strong community make it easy to settle in and feel at home. Overall, Bali’s rich culture and natural beauty provide a desirable lifestyle that is attractive to both residents and visitors.

5) There are a variety of property options available, from affordable apartments to luxury villas, catering to different budgets and preferences.

Bali offers a wide range of property options, catering to different budgets and preferences. From affordable apartments to luxury villas, there is something for everyone on the island. The low cost of living in Bali allows people to stretch their budget further and enjoy a higher quality of life. Additionally, the island’s growing popularity has led to an increase in the construction of new properties, providing more options for potential buyers. Furthermore, the government’s focus on developing the island’s infrastructure has made it easier to access and enjoy all that Bali has to offer. Overall, the variety of property options in Bali caters to different budgets and preferences, making it an attractive destination for property investment.

6) The government of Bali has introduced measures to encourage foreign investment in real estate, making it easier for foreigners to own property in Bali.

The government of Bali has introduced measures to encourage foreign investment in real estate, making it easier for foreigners to own property on the island. These measures include relaxed regulations and lower taxes for foreign investors, as well as the development of special economic zones and property ownership schemes. These initiatives have made Bali an attractive destination for foreign investment in real estate. Additionally, the government’s focus on developing the island’s infrastructure has made it easier for foreign investors to access and enjoy all that Bali has to offer. Overall, the government’s efforts to encourage foreign investment in real estate have made Bali a promising location for property investment.

7) Bali offers a range of investment opportunities, from residential properties to commercial developments and land for development.

Bali offers a range of investment opportunities, from residential properties to commercial developments and land for development. The island’s growing popularity and strong infrastructure make it an attractive location for property investment. The government’s focus on encouraging foreign investment has also made it easier for investors to Buying Bali property. Additionally, the low cost of living and the variety of property options available cater to different budgets and preferences. Overall, Bali’s range of investment opportunities, combined with its attractive lifestyle and strong growth potential, make it a promising location for property investment.

8) The island has a developed infrastructure and a growing economy, providing a stable environment for property investment.

The island is a vibrant and thriving community, with a well-developed infrastructure and a growing economy. The roads and transportation systems are efficient and reliable, making it easy to move around the island and access all the amenities and services that it has to offer. The economy is robust and diverse, with a range of industries and businesses that are providing job opportunities and contributing to the growth and prosperity of the island. The stable economic environment and strong infrastructure make the island a great place to invest in property, as it offers a secure and stable environment for investment. Whether you’re looking to buying Bali property, start a business, or simply enjoy the island’s many attractions, the island has something for everyone.

9) Bali has a large expat community, providing a support network for those considering a move to the island.

Bali is a popular destination for expats from all over the world, and as a result, there is a large and vibrant expat community on the island. This community provides a valuable support network for those considering a move to Bali, as they can offer advice and guidance on everything from finding a place to live, to adapting to the local culture and customs. Many expats have been living on the island for years, and have a wealth of knowledge and experience to share. They are also a great source of social support, providing a sense of community and connection for those who may be far from their home countries. Overall, the expat community in Bali is a valuable resource for anyone considering a move to the island.

10) Owning property in Bali can provide opportunities for passive income and long-term financial gain.

Owning property in Bali can be a smart investment, as it can provide opportunities for passive income and long-term financial gain. One way to generate income from your property is to rent it out to tourists or long-term tenants. Bali is a popular destination for travelers, and with the right marketing and management, your property can provide a steady stream of rental income. Additionally, the island’s growing economy and increasing popularity as a destination for expats means that property values are likely to rise over time, providing the potential for long-term financial gain through appreciation. Overall, owning property in Bali can be a savvy investment that can provide both short-term income and long-term financial benefits.

The post 10 Reasons to Buying Bali Property For Investment appeared first on Excel Bali Real Estate - Bali Property for Sale.

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Foreigners Can Live 10 Years in Indonesia, What is a Second Home Visa?

The Immigration Directorate General at the Law and Human Rights Ministry has officially launched a long-stay visa dubbed second home visa for foreigners or former Indonesian citizens. This visa will allow them to stay in the country for 5 or 10 years and carry out various activities including investing, working, and other activities.

Applications for a second home visa can be made quickly through a website-based application (https://visa-online.imigrasi.go.id).
The required documents are as follows:

1. National passport that is valid and still valid for a minimum of 36 (thirty-six) months;
2. Proof of Fund in the form of an account owned by a foreigner or Guarantor with a value of at least Rp. 2,000,000,000.00 (two billion rupiahs) or equivalent;
3. Recent color photograph with a size of 4 cm x 6 cm with a white background; and
4. Curriculum Vitae (Curriculum Vitae).

The subject of the second home visa is certain foreigners or former Indonesian citizens (WNI) who want to stay and contribute positively to the Indonesian economy.

This policy is also expected to be able to attract more freelancers and foreign remote workers or who are later known as digital nomads, to live in Bali or other destinations in Indonesia.

The non-tax state revenue (PNBP) rate for second-home visas is Rp. 3,000,000,- per the provisions in the Minister of Finance Regulation (PMK) Number 2 of 2022. Payment for second-home visas can be made outside the territory of Indonesia through the PNBP payment portal, which is available.

This immigration policy is one of the non-fiscal incentives that can stimulate certain foreigners to stay and contribute positively to the Indonesian economy amidst increasingly dynamic global economic conditions.

There are hopes that the new second home visa will attract a wide range of people, not simply business developers and investment tycoons. The visa is available to anyone who can show proof of funds in their bank account of USD 130,000.

The Department of Immigration has stated that this will help diversify the range of people who can come and reside in Indonesia. The visa targets high earners, retirees, and highly skilled digital nomads to invest in building a life in Indonesia.

The post Foreigners Can Live 10 Years in Indonesia, What is a Second Home Visa? appeared first on Excel Bali Real Estate - Bali Property for Sale.

Are you considering buying a property in Bali? This article contains essential guides to help you understand the best ways foreigners can buy houses, land, or apartments within Bali and information about the Bali property market. In addition, we will guide you on the most recent law so that you don’t get caught in a bind.

With the introduction of new laws which encourage foreign investors to invest in property across Indonesia, The new property regulations make Bali an attractive location for property investments.

Globally, property markets stopped moving because of the outbreak of COVID-19. Indonesia was not an exception.

The long-term outlook of Indonesia appears to be positive. Factors such as relaxed rules for foreign ownership of property and affordable property prices, and buyers putting off their decision-making process until the present year, could bring in more property investors, thus aiding in boosting the market, and causing growth through the second quarter of 2021.

Bali Property Investment Outlook

Bali has experienced an explosion in investment returns in capital gain. Property prices rose by 20%, and in certain areas, by 40%, the most significant increase rate for property prices in Indonesia.

Regarding taxes, the Indonesian government has amended its luxury items (PPnBM) tax policies to apply to homes. Before this, houses with a price of at minimum IDR 10 billion or houses with a value of at minimum IDR 20 billion would be subjected to 20% luxury goods tax. The most recent revision has increased the minimum price to IDR 30 billion (for any property). Raising the minimum price is intended to help boost the high-end property market.

Although 2020 was a slow year, 2019 was a booming one. AirDNA, a top data, and analytics company for the world’s short-term rental market reported the growth of over 42,000 rentals in Bali available on Airbnb as well as HomeAway. The active rentals represent an increase of 7% in the quarter over 2017, and five-sevenths of the rentals being occupied, at the average rate per day of 144 dollars.

Signs of Bali Recovering

Bali is well on the way towards recovery, in the midst of a process whereby Bali’s local administration begins the island-wide vaccination program providing hospitality workers with the top priority, and the central government is reopening its borders to certain visa holders.

And as per the Minister for Tourism and Creative Economy, Sandiaga Uno, in April 2021, the number of visitors from Bali was estimated at 8,000 people per day, which is 50% of the pre-Covid-19 national arrival.

Things to Avoid When Buying Property in Bali

The promising market and the loose regulations are great news for foreigners considering purchasing or leasing property in Indonesia, particularly Bali. There are eight mistakes that buyers should be aware of before making a decision:

1. In Indonesia, the land certificate lays out the legal rights of an asset. A thorough examination of the land certificate will allow the investor to keep any confusion that may arise after investing.
2. Some properties are not equipped with road access. This often is a cost-intensive process to construct and/or gain access to the neighbor’s property. A contract with the neighbor before construction can help avoid costly expenses later.
3. There are two terms that investors must be familiar with: Zoning as well as Land Aspect. Zoning covers a vast area that dictates the way your land is used in accordance with regulations of the government. The Land aspect is only applicable to one piece of land.
4. The zoning restriction on the land is vital as it determines whether you are able to conduct the planned activities within the zone. For example, if the land is situated in the “green zone,” you won’t be able to construct any structures on it.
5. In the absence of understanding tax regulations applicable to real estate and not stating the price is lower on documents could be a legal risk or even deny transfer in title from the purchaser.
6. The purchase of a home without conducting due diligence is a risky venture. It is recommended to perform due diligence to minimize risk or any problems.

Depending on the type of activity you wish to pursue, various types of rights to property are offered to the holder

• Rights to Build – Allows the owner to construct properties on the land granted.
• Right to Use is typically used by businesses with an official certificate of manufacturing.
• Right of Cultivation allows its owner to use the land for farming or agricultural purposes.
• The Right of Strata Title permits foreigners to buy an apartment, a unit, or office in a building with multiple stories, without the need to be the owner of the land on which the property is situated.

How can foreigners buy properties in Bali?

Despite the relaxed law enforcement, purchasing property in Bali can be stressful.

Excel Bali Real Estate Excel Bali Real Estate comprises a group of committed professionals who have, for the past 17 years, been involved in every aspect of Real Estate on the Island. We have dealt with investors from all over Indonesia and foreign buyers.

Our guiding principle is the need to Excel in our services. We have built long-lasting, personal relations with our clients locally and internationally. We also welcome new clients to experience our level of service and assistance.

We have strong connections within the community of local businesses. We use this to provide customers with an exclusive buying experience that isn’t available at any other agency.

Check out what our clients have to say on our behalf, or contact us with any questions you may have regarding Bali the Real Estate market.

The post Buying Property in Bali: The Essential Guide appeared first on Excel Bali Real Estate - Bali Property for Sale.

Bali is a popular holiday and travel destination. However, a growing number of foreigners are investing in Bali by purchasing property.

Foreigners can acquire property in risky ways. Foreign investors often use a nominee to purchase a property, which provides little protection for their investment.

This article will help you to purchase property in Bali safely by setting up a foreign-owned business (PT PMA).

Bali property ownership for foreigners

Law 5 of 1960 regulates property ownership and real estate in Indonesia. It includes three types of rights that are relevant to this article:

• Right to Own (Hak Milik).
• Right to Build (Hak Guna Bangunan)
• Right to use (Hak Pakai).

Many foreign investors in Bali believe that the best way to buy property in Bali is to use an Indonesian citizen (a nominee), to act for them to obtain the Hak Milik Certificate.

It is however a very risky business as the local nominee could take over the property. Foreign buyers cannot protect their investment.

PMA VS Nominee

The most common nominee structure is illegal and puts investors’ capital at risk. A foreign investment company is the best legal structure for a foreigner to purchase land in Lombok, Bali, or permit property ownership rights.

BKPM has vetted and highly regulated the PT PMA Alternative. It includes paid-up capital that is used for daily business operations in Indonesia. Additionally, it must meet high-level reporting requirements, which must comply with international investment standards.

Using this PT PMA licensing scheme is an option that some companies offer.

How can they do it?

The companies have a PMA for the real-estate sector. These licenses allow these companies to purchase, sell, and develop land in Indonesia. This license also provides a legal platform for foreigners to purchase property and land in Indonesia without the need of a local nominee.

The only legal structure that foreigners can use for investment purposes is the HGB title. This can be achieved by establishing a new Foreign Investment Company structure or using an existing Foreign Investment Company structure (PT PMA).

While a foreigner cannot own land in Indonesian, a company can. This allows the investor to become a bona fide property owner. A company gives you direct rights to the land and property. This is the closest foreigner can get without the need for a nominee.

The common usage of the nominee structure is not meant for foreign investment but for married couples. While nominee structures are a common practice, many foreigners have had their property and land taken away during disputes. The deeds of a PMA company are held to remove this risk and comply with Indonesian law.

Foreign investors will find it best to buy land through an existing PMA. This is the best option for legality, cost, security, and peace of mind.

How to buy property in Bali

You will need to be able to obtain the Right to Build/Right to Use.

1. Send completed forms and supporting documents to the Indonesian National Land Office. Your representative will usually do this.
2. You must provide proof of land payment to be eligible for Hak Guna Bangunan and Hak Pakai.
3. Get the right to build by obtaining the appropriate building permit (PBG).
4. The BPN will issue the certification under your company name.

Why you shouldn’t buy property in Bali with a local nominee

Foreign nationals, or even local companies, cannot acquire Hak Milik (land ownership also known as freehold). Many foreign investors believe that they must use local nominees.

We hope you are able to convince your boss that this is not necessary. You can purchase Hak Guna Bangunan or Hak Pakai from your own PT PMA company, which is the best way to invest in property in Bali.

Sometimes, foreign nationals think they have found someone they can trust 100% and it is easier or better to purchase land under their name.

Although you may have all the trust, and the local person might have the best intentions it is still a risky investment as you won’t have any legal rights to the property.

Sometimes human relations can go wrong. Your trustee might be the victim. Divorce and marriage are all possible scenarios. These external parties may not have the same intentions as you.

Don’t choose to be a trustee unless you are prepared to accept that you may lose all of your investment. Trusting an unreliable nominee for your investment is one of the biggest mistakes foreign investors in Indonesia make.

Buying Property in Bali: A summary

Whatever method you decide to use to go about buying a villa in Bali, Excel Bali can help you navigate the entire process from beginning to close to make the process as simple as possible for you.

Foreigners must also be aware of the type of title of the property they are purchasing. Are they a Freehold, Right of Use, or Leasehold? Our professional, acknowledgeable team of agents can help guide investors through every detail, to help their desire to own a home in Bali turns into reality.

The post Can A Foreigner Buy Property In Bali? appeared first on Excel Bali Real Estate - Bali Property for Sale.

After much speculation and just days after Indonesia has implemented the Visa on Arrival for 23 countries arriving in Bali, the government has announced new quarantine regulations for Bali (and Batam and Bintan).

The mandatory quarantine in that sense is history, but there are still regulations to follow, even if these are giving travellers much more freedom.

• confirmed Hotel Booking for 3 nights / 4 days in a government certified hotel (CHSE)
• first PCR test taken at the airport
• guests need to wait in their hotel room until they get the result
• 2nd PCR test on the 3rd day of the stay
• Other regulations are still in place: fully vaccinated, arrive with a negative PCR test, travel insurance covering covid related expenses

More Good News: Indonesia reduces the quarantine related regulations significantly

Effective 8th of March, Indonesia implements new quarantine regulations and makes travelling to Bali much easier. Of course the hope is, that more travellers will now decide to travel to Bali and the harshly hit tourism industry can gradually recover.

There are still regulations to follow and the Visa on Arrival is only valid for 23 nationalities. But compared to everything that Bali experienced during the last 2 years of the pandemic, this is the first time, that one can remotely say: Bali is open again.

The new quarantine regulations that apply for all nationalities in detail:

• you need a confirmed Hotel Booking for 3 nights / 4 days in a government certified hotel (CHSE). Some hotels will now offer a carefree “warm-up” package that takes care of everything
• first PCR test at the airport, we advise to book hotel packages where this this PCR test is already included
• guests need to wait in their hotel room until they get the result. We are not aware how long this would take, but depending on your time of arrival it can happen same day, or next morning.
• If the test is negative you can freely enjoy Bali, but you cannot travel onwards to another hotel, particularly not leave Bali and go to Lombok or Java
• 2nd PCR test on the 3rd day of your stay. Also here we suggest to book a hotel where this is already handled and arranged for you
• If the second test is negative, you can check out the next day and then go to other hotels or other islands
• Other regulations are still in place: fully vaccinated, arrive with a negative PCR test, travel insurance covering covid related expenses (some hotels offer packages including an insurance that is accepted).

There are some details that the government has not specified and some travellers might still have some questions. Those details will probably be clarified in the days to come.

On the 6th of March the Visa on Arrival has been made possible for travellers from following countries, but only if you arrive in Bali. the nationalities listed below can obtain a Visa on Arrival in Bali:

1. Australia
2. United States of America
3. Holland
4. Brunei Darussalam
5. Philippines
6. England
7. Italy
8. Japan
9. Germany
10. Cambodia
11. Canada
12. South Korea
13. Laos
14. Malaysian
15. Myanmar
16. France
17. Qatar
18. New Zealand
19. Singapore
20. Thailand
21. Turkey
22. United Arab Emirates
23. Vietnam

The Visa on Arrival is valid for 30 days and can be extended once while in Bali. After 60 days you must leave the country, You cannot apply for another onshore visa.

What about the other travellers

If your nationality is not listed above you still need to apply for a Visit Visa B211A. This Visa is valid for 60 days and can be extended up to 4 times (each extension for 30 days).

So if you wish to stay longer than 60 days you need a B211A Visa, even if you could get a Visa on Arrival.

The regulations have been published by the government in SE Satgas No 12 and 13.

Source:
https://bali.com/news/corona-updates/news-new-quarantine-regulations-bali/

The post Update: New Quarantine Regulations for Bali appeared first on Excel Bali Real Estate - Bali Property for Sale.

Following the recent circular letter from the Directorate General of Immigration office coordinating with Bali’s government if you are a citizen from one of the countries below you are now able to get a Visa On Arrival at the Airport in Bali without quarantine:

1. Australia
2. United States of America
3. Holland
4. Brunei Darussalam
5. Philippines
6. England
7. Italy
8. Japan
9. Germany
10. Cambodia
11. Canada
12. South Korea
13. Laos
14. Malaysian
15. Myanmar
16. France
17. Qatar
18. New Zealand
19. Singapore
20. Thailand
21. Turkey
22. United Arab Emirates
23. Vietnam

The conditions to get VOA

The conditions to get VOA at the airport are that you need to present your valid passport with a minimum validity of at least 12 months, negative PCR test results which taken a maximum of 2×24 hours before the flight, fully vaccinated with a booster, and proof of paid hotel minimum 4 days.

VOA cost is IDR 500k and you can extend with for another 30 days.

The maximum stay of VOA is 60 days and you can’t convert or apply for a new visa inside Indonesia unless you leave the country and apply from outside Indonesia.

If you wish to stay over 60 days we suggest you apply for a B211A visa as with this visa you can stay for up to 6 months and you can convert this visa into a limited stay permit (KITAS) if you are qualified for one of the KITAS available.

The process to Get Visa on Arrival

• No need to do anything in your home country
• Passport must be valid for at least six months (no exceptions)
• Queue at Visa on Arrival Counter at International Airport (e.g. DPS Denpasar) in the Arrival hall (before going to immigration counters)
• Pay USD 35 (or IDR 500,000 (AUD, EUR also accepted)
• Go to the immigration counter and show your passport with the receipt (there is a separate queue for Visa on Arrival, which is much faster!)

Link to the official press release by Indonesia Immigration:
https://www.imigrasi.go.id/en/2022/03/06/siaran-pers-visa-kunjungan-saat-kedatangan-visa-on-arrival-khusus-wisata-resmi-dibuka-untuk-wna-dari-23-negara/

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