Radisson Individuals Anta Canggu
Hotel apartments · Under construction, opening Q1 2027
Bali, Canggufrom $178,000
studios, 1-bed and 2-bed apartments7 minutes to the beach
Tenure: Leasehold, term varies by project
Bali
Property in Bali from the developer - 0% fee, land and permits checked
A resort with strong rental demand. Foreigners hold property through a long-term lease (the right to use the property for the term of the contract, without ownership) or a right of use, not ownership.
46 projects in the catalog, prices from 1690000000 m² catalog as of 4 Nov 2026
- 0% fee - the developer pays us
- Land and permits checked PBG, SLF - before the reservation
- Remote purchase and instalments from some developers
You buy from the developer at the official price. Our fee is paid by the developer.
Local time
6,948,754Foreign tourists, 2025
Disparda Bali · checked
47% occupancy · average nightly rate $146Nightly rentals, Bali
AirDNA · checked
$300,000Median price, 2BR
Ayla Property · checked
The market today
Prices by area
Median asking prices: Uluwatu $363K, Ubud $295K, Canggu $271K; by unit type: 1BR $171,755, 2BR $300,000.
Ayla Property, 2026 report · checked
Projects: Bali
Projects in the catalog from Rp 1,690,000,000
Bali, CangguGate 11
Apartments · Completed Q3 2025 - last units
Bali, Seminyakfrom Rp 1,690,000,000
studios
Tenure: Leasehold, term varies by project
Amazona Jungle
Apartments · Under construction, completion November 2026
Bali, Kaba-Kabafrom €123,452
Tenure: Leasehold, term varies by project
Magnum Resort Berawa
Apartments · Stage to be confirmed
Bali, Canggufrom $339,000
1-2 bedrooms500 m to the ocean
Tenure: Leasehold, term varies by project
Amani Melasti
Hotel apartments · Stage to be confirmed
Bali, Ungasanfrom $157,000
Tenure: Leasehold, term varies by project
Ramada Encore Pandawa Hills
Hotel apartments · Under construction, completion Q4 2027
Bali, Pandawafrom $135,000
Villas with 1-3 bedrooms3 minutes to Pandawa Beach
Tenure: Leasehold, term varies by project
Project map
Markers show cities and districts; confirm the exact location with the developer.
© OpenStreetMap contributors
Property ownership for foreign buyers
No full ownership (perpetual ownership is not available). Options include Hak Pakai, HGB through a PT PMA company, and long-term lease (the right to use the property for the term of the contract, without ownership).
Ownership structures
Hak Pakai - 30+20+30 years on state land (HPL), up to 30 years on private land; HGB - only through a PT PMA company; Hak Sewa - long-term lease (the right to use the property for the term of the contract, without ownership). Sources differ on the minimum price for foreign buyers (Rp 3 billion or Rp 5 billion) - we confirm it for each property.
PP 18/2021 · checked
Nominee structures
Using an Indonesian nominee owner is prohibited under Perda Bali 4/2026; penalties also apply to intermediaries. m² does not participate in such arrangements.
NusaBali · checked
Taxes and costs
Acquisition tax (BPHTB)
5% (Badung Regency); due on the date the PPJB is signed.
Perda Badung 7/2023 · checked
Property tax (PBB-P2)
Rates changed in 2026 under a regional regulation; we confirm the current rate using a Bapenda statement for the specific property.
Rental income taxes
Tax regimes: long-term rental - 10% final tax; non-resident income - 20% PPh 26 on gross income. Plus regional accommodation tax at the district rate. The personal tax rate depends on status and ownership structure.
DJP, PPh 26 · checked
Full purchase cost
The property price is not the full amount. Here’s what will be added in Bali.
| BPHTB (acquisition tax) - 5% in Badung Regency | Perda Badung 7/2023 |
| VAT on property bought from the developer - effectively 11% (12% rate on a base of 11/12 of the price) if not included in the price | DJP |
| Notary/PPAT and lawyer - as specified in the contract |
checked
Annual ownership costs: Property tax PBB-P2 is based on the Bapenda assessment for the property; management costs depend on the contract.
Risks we take into account
Gap between advertised and independently estimated yields; taxes on nightly rentals.
Rental yield
The independent estimate for gross yield is 2.93-5.47%, depending on the number of bedrooms, with a Bali average of 4.24% (Global Property Guide, Q3 2026, updated August 2026). Yield promises in developer advertising are not facts or m² forecasts; we review them for each project.
Global Property Guide · checked
Construction
Off-plan sales require a PBG and bank guarantee; a PPJB can be signed once construction is at least 20% complete.
PP 12/2021 · checked
Tax on sale
2.5% final tax on the gross sale amount (PP 34/2016); 5% for non-residents under PPh 26. The applicable regime is confirmed for each transaction.
DJP, DJP, PPh 26 · checked
Who it is and isn't right for
Suitable
- Buying for short-term rental with a realistic occupancy model
- Willingness to use a long-term lease or a PT PMA structure
Not suitable
- Full ownership of land (perpetual ownership) is required
- Yield based on the developer's advertising
What we check for each project: Long-term lease term and conditions, PBG, bank guarantee, and rental tax structure.
Foreign buyers
Can a foreigner buy property in Bali
Yes. Foreigners hold property in Bali through a long-term lease (leasehold) or a right of use - not through land ownership. Nominee schemes are illegal, and we do not take part in them.
What we check before the reservation. The status and term of the land lease, the building permit (PBG), the certificate of function (SLF) for completed buildings and the bank guarantee for off-plan sales.
Visa. The purchase itself does not grant residence; the Second Home Visa is not tied to a purchase.
This is general information, not legal advice. Before the reservation we check the terms for your passport with a lawyer in the country of purchase.
Can you buy remotely?
You can complete a purchase remotely using a power of attorney. Usually, one step still requires you to be there in person: signing it at a notary's office or consulate in your country.
Bali
Yes, without flying in - by granting a limited power of attorney (kuasa khusus) to a representative. However, someone must appear in person before a notary/PPAT: notary law requires the party and two witnesses to be physically present, and a video call does not replace signing in person (A&J Real Estate).
Important: The power of attorney must relate to a specific transaction and property; a so-called "absolute" power of attorney must be rejected by the PPAT (PP 24/1997, Art. 39). Nominee arrangements are prohibited.
This is general information, not legal advice. Have a lawyer or notary in the country where you are buying confirm the power of attorney form, translation and apostille before you transfer any money.
You transfer the funds for the property to the developer or into an escrow account under the contract - never to an agency.
Questions about buying
Can a foreigner own land in Bali?
No, foreigners cannot have full ownership of land (perpetual ownership). Available options include Hak Pakai, HGB through a PT PMA company, and long-term lease - the right to use the property for the term of the contract, without ownership (PP 18/2021, checked 14 September 2026). For each project, we show the ownership structure and its term.
Can I register the property in a local resident's name?
No. Nominee arrangements are prohibited, and penalties also apply to intermediaries (NusaBali, checked on 14 Sep 2026). We do not participate in such arrangements.
The developer promises a double-digit yield. Is that realistic?
The independent estimate for gross yield is 2.93-5.47%, depending on the number of bedrooms, with a Bali average of 4.24% (Global Property Guide, Q3 2026, updated August 2026, verified 5 Nov 2026). We review advertised figures for each project, including assumed occupancy, management and taxes.
What taxes apply when buying?
Acquisition tax (BPHTB) - 5% in Badung Regency; VAT on property bought from the developer - effectively 11% (12% rate on a base of 11/12 of the price) if not included in the price (Perda Badung 7/2023, DJP).
What rental income taxes apply to non-residents?
Non-residents' income is taxed at 20% of gross income (PPh 26), plus a regional accommodation tax (DJP). The exact tax treatment depends on your status and ownership structure, which we confirm for each transaction.
Does buying property give me a visa?
No. The Second Home Visa is available, but it is not tied to property ownership (Imigrasi).
What happens to a long-term lease over time?
The value of the lease right decreases as the remaining term gets shorter. We therefore check the term, renewal conditions, and what the contract says about transferring the lease right.
Articles: Bali
Bali · Returns · 4 minBali: Why Advertised Yields Don't Match Independent Estimates
Global Property Guide's independent estimate puts gross yields for villas in Bali at 2.93-5.47%, averaging 4.24%. Double-digit figures in advertisements are almost always based on a nightly-rental scenario before expenses, and do not account for the long-term lease losing value over time.
Bali · Legal · 5 minBali: Long-Term Leases, Land Rights for Foreigners, and PT PMA
Foreigners in Bali cannot own land on a full ownership basis. There are three legal options: a long-term lease, Hak Pakai, or a PT PMA company. Since February 2026, using an Indonesian nominee to hold land has been expressly prohibited at the provincial level.
Shortlist: Bali
We'll find a Bali villa or apartment without the hype
We'll show you projects with a clear ownership structure and estimate rental income using independent data, not advertising. We will send 5-7 checked projects with prices and a cost breakdown within one business day.
Who you will talk to
One consultant guides you from the first question to the keys. We speak English.