Guides
51 guides. The market reports are generated from the live listing index and restate their figures every time they refresh; the rest are written on the things data cannot answer.
Market data
- Bali property investment report: yields, tenure and what the asking prices showImplied gross yields by area, the leasehold–freehold price gap and the tenure split, computed from the whole live index.
- When to look, and when to signBali rental supply is seasonal. Searching at the wrong moment costs money and choice.
- How to read a Bali asking priceAsking prices are the only broad signal available here, and they are not what anyone pays.
- What it costs to rent in CangguMedian asking rent in Canggu by bedroom count, from 3,102 live listings.
- What property costs in CangguMedian asking prices in Canggu, from 2,919 live listings.
- What it costs to rent in UluwatuMedian asking rent in Uluwatu by bedroom count, from 847 live listings.
- What property costs in UluwatuMedian asking prices in Uluwatu, from 2,352 live listings.
- What it costs to rent in PererenanMedian asking rent in Pererenan by bedroom count, from 905 live listings.
- What property costs in PererenanMedian asking prices in Pererenan, from 695 live listings.
- What it costs to rent in TabananMedian asking rent in Tabanan by bedroom count, from 333 live listings.
- What property costs in TabananMedian asking prices in Tabanan, from 610 live listings.
- What it costs to rent in UbudMedian asking rent in Ubud by bedroom count, from 375 live listings.
- What property costs in UbudMedian asking prices in Ubud, from 599 live listings.
- What it costs to rent in SeminyakMedian asking rent in Seminyak by bedroom count, from 557 live listings.
- What property costs in SeminyakMedian asking prices in Seminyak, from 318 live listings.
- What it costs to rent in SesehMedian asking rent in Seseh by bedroom count, from 335 live listings.
- What property costs in SesehMedian asking prices in Seseh, from 237 live listings.
- What it costs to rent in SanurMedian asking rent in Sanur by bedroom count, from 146 live listings.
- What property costs in SanurMedian asking prices in Sanur, from 166 live listings.
- What it costs to rent in Nusa DuaMedian asking rent in Nusa Dua by bedroom count, from 117 live listings.
- What property costs in Nusa DuaMedian asking prices in Nusa Dua, from 138 live listings.
- What it costs to rent in KutaMedian asking rent in Kuta by bedroom count, from 82 live listings.
Legal
- Leasehold vs freehold in Bali, explained plainlyWhat a foreigner can actually hold, the two lawful structures, and why the third one everyone is offered is not one.
- PT PMA: when you need one, and when you do notThe foreign-owned Indonesian company — what it lets you do, what it costs to keep, and the case for not forming one.
- Renting your villa out: the tax and structure questionsWhat changes the moment a property earns money, and why the structure has to be right before the first guest.
- Hak Pakai: the right-to-use title foreigners can holdThe one title a foreigner may hold personally, what it permits, and the residence permit it depends on.
- The lease extension clause: the most valuable paragraph in the deedAn extension agreed now is worth a great deal. An extension you plan to negotiate later is worth nothing.
- What happens to Bali property when the holder diesThe answer depends entirely on the structure, and the worst outcome belongs to the structure most commonly sold.
- What a notary (PPAT) does, and what they do notThe PPAT is the only person who can execute a land deed, and the boundary of their job surprises people.
Buying
- Due diligence: what to check before any money movesThe checks a notary runs, the ones they do not, and the order to do them in.
- Buying off-plan in Bali without getting burnedOff-plan is where the best prices and the worst outcomes both live. What separates them is the payment schedule.
- Zoning in Bali: green belt, residential and why it decides everythingZoning is invisible from the plot and decides whether you may build, rent, or do neither.
- Building permits in Bali: PBG, SLF and what replaced the IMBWhat permit a building needs, what happens when it does not have one, and why 'the IMB is being processed' is a warning.
- Are, m² and how land gets mis-sold in BaliOne are is 100 m². Most disputes start with a unit, a fence, or an old survey.
- Water in Bali: wells, PDAM and the question nobody asksWater availability varies enormously by area and is the constraint most buyers discover after purchase.
- Access and road width: the cheapest check that saves the mostA plot with no legal right of way is a plot you cannot build on, however good the price.
- Villa rental yield in Bali: the arithmetic people skipGross yield is a marketing number. The gap between it and what reaches you is large and predictable.
- Renovating in Bali: permits, builders and the budget ruleConstruction is cheap, supervision is not, and the gap between them is where renovations go wrong.
- How Bali property deals actually go wrongMost losses are not exotic frauds. They are ordinary failures that a two-week check would have caught.
Areas
- Berawa, Pererenan or Umalas: an honest comparisonThree neighbouring areas that locals treat as entirely different places, and what you actually trade between them.
- Canggu or Uluwatu: which one are you actually looking forTwo markets with similar prices and almost nothing else in common.
- Ubud or the coast: two different livesThe choice is not really about property. It is about what you want your week to look like.
- Where families live in Bali, and whySchool location decides where families live far more than beach access does.
- Quieter alternatives to Canggu, without leaving the coastIf Canggu is too much but you still want the coast, there are four realistic answers.
Living
- Long-term rental contracts in Bali: what to read twiceTerms are paid up front and the contract is short. That combination is why the details matter.
- What Bali costs beyond the rentRent is the number everyone compares. It is usually 50–70% of what living here actually costs.
- Visas and KITAS: the basics for property buyers and rentersWhich permit lets you stay, which lets you hold Hak Pakai, and which lets you work.
- Electricity in Bali: PLN, capacity and why the bill surprises peopleAir conditioning and a pool pump dominate a villa bill, and the connection capacity caps what you can run.
- Internet in Bali: what actually matters if you work hereFibre is widely available and wildly inconsistent. The line matters more than the advertised speed.
- Household staff in Bali: what is normal and what it costsDaily help is common and inexpensive by Western standards. The etiquette matters as much as the rate.
- The first 90 days in Bali: what to sort, in what orderThe order matters. Several things depend on each other and people discover it the expensive way.