Bali property catalogue
Villas and Houses for Sale in Bali
Sales only — freehold and leasehold from 20 years. Years left on the lease, the full transaction cost with taxes and notary, the zoning and the permit status: on every listing, before you write to anyone.
What a Bali deal actually costs
The market quotes the asking price and stays quiet about the rest. Set the numbers below and see the total upfront, the cost of one year of ownership and the price of an are of land per year — the figure that makes listings with different lease terms comparable.
Three things no other Bali catalogue gives you
Years left, on every listing
A "25-year leasehold" from a five-year-old advert is worth 20 today. We store the contract end date and recalculate the years every night — and you see the number in the list, before you open the listing.
The full cost of the deal, not the asking price
The calculator adds up the price, BPHTB, the notary, legal due diligence and taxes, and shows what a year of ownership and an are of land per year actually cost. That number finally makes listings with different lease terms comparable.
Documents before the viewing, not after the deposit
Lease extract, PBG, SLF and zoning — one file, free, before you spend a day on the road. If something is missing on a listing, the listing says so.
What you pay on top of the price
| BPHTB, buyer duty | 5% | of assessed value | Only when ownership changes hands — that is, on freehold. |
|---|---|---|---|
| PPh, seller tax | 2.5% | freehold | Formally the seller pays it, but in negotiation the price is often quoted net. |
| PPh on leasehold | 10% | of contract value | The landowner's tax. Who actually pays it is a matter of agreement. |
| PPAT notary | 0.5–1% | of contract value | The rate is negotiable and lower on large deals. |
| Legal due diligence | $500–1,500 | flat | Title, encumbrances, zoning, permits. The one line you must not save on. |
| PBB, land tax | ~0.1% | per year | Charged on assessed value, not on the market price. |
Rates are current as of September 2026 and depend on the deal structure. Final figures are confirmed by the notary.
How buying works
- 1
Shortlist
You name the budget, the area and the goal — to live in or to rent out. Back comes a short list with the years left and the full deal cost for each listing.
- 2
Checks
Before the viewing we send the documents: title, term, PBG, SLF, zoning. Listings without documents do not enter the catalogue.
- 3
Viewing
In person, or over video if you are not on the island. One trip covers three or four listings, not one.
- 4
Closing
PPAT notary, contract, settlement, registration. We hold the timeline and cost everything up front — no surprises at signing.
Common questions
Can a foreigner buy a villa or house in Bali?
Yes, but not as Hak Milik — that title is open to Indonesian citizens only. A foreigner can hold leasehold (Hak Sewa), Hak Pakai in their own name, or HGB through a PT PMA company. Each form carries a different term, a different tax and a different renewal path, so every listing states the tenure explicitly.
How is leasehold different from renting?
Leasehold is buying the right of use for 20, 25, 30 years or more, paid in one sum up front. You can resell it, pass it on and rent it out. Renting is a monthly or yearly payment with no rights to the property. Our catalogue has no rentals at all: sales only.
What happens when the lease runs out?
The right of use returns to the landowner. Renewal is agreed in advance and written into the contract: sometimes at a price fixed now, sometimes at market value on the day. The renewal terms are recorded on the listing, not discovered at closing.
How much does the paperwork cost on top of the price?
On freehold, roughly 6–8% on top: BPHTB 5%, notary 0.5–1%, legal due diligence and registration. On leasehold there is no BPHTB, but PPh of 10% on the contract value appears instead. The exact figure for a given listing is produced by the calculator inside it.
Can I legally rent out the villa I buy?
It depends on the zoning of the plot. In a tourism zone short-term rental is legal; in a residential zone it is not, and the fines are real. Zoning is a separate field on every listing, because the whole economics of a property hangs on it.
How do I check a property before paying a deposit?
Ask for the document pack — we hand it over free and before the viewing: title certificate, term and renewal terms, PBG or IMB, SLF, zoning. If a document is missing on a listing, the listing says so in plain words.
Not finding the right one?
Some listings never reach the open catalogue: the owners ask us not to publish. Tell us what you are looking for and we will send a selection from the closed side of the base. No calls, no newsletters.