Minimalist 3BR Villa w/ Private Pool, Rooftop Patio, and Home Office
Pererenan · 3 bedrooms
Rp 36.000.000/ mo
Buying
Choosing a Real Estate Agency in Bali: The Checks, and How Baliestate’s Agencies Compare
Choose a Bali agency on what you can check — its licence, a written agreement, and listings that state the price, the lease years and real photos — and on 22 October 2026 Baliestate’s six partner agencies differed most on lease years and rental prices.
Published 22 October 2026 · Updated 2 November 2026 · 5 min read
Looking for a home in Bali?
Tell the Baliestate assistant your budget and dates. It replies in minutes with homes that fit and books the viewings.
The checks to make on any agency
These come from the agency check guide, which cites Trade Minister Regulation 33/2025 as reported. They say whether an agency is lawful. What they do not say is whether its listings are any good, and that you can measure.
- The legal entity and its NIB with KBLI 68200, shown on its website and agreement.
- The broker’s BNSP competency certificate; under the current rules, as reported, brokers are Indonesian citizens.
- A written agreement before your first viewing, naming the property, the fee and who pays it.
- Payment only into a company account, confirmed by phone, never into a personal account.
- No offer of ‘freehold for foreigners’ or a nominee: that is unlawful, whoever offers it.
- A notary (PPAT) you choose yourself, not one the agency or seller supplies.
Long-term villa rentals in Bali
See all 156 →- 47% below the median price of 14 similar 3-bd rentals in Pererenan (±50% size): Rp 68.500.000.
Villa padma nusa dua yearly
Nusa Dua · 3 bedrooms
17% below the median price of 7 similar 3-bd ±1 rentals in Nusa Dua (±50% size): Rp 30.000.000.Rp 25.000.000/ mo
Villa Kulat 2 Yearly Rental
Uluwatu · 2 bedrooms
37% below the median price of 14 similar 2-bd villas in Uluwatu (±30% size): Rp 34.750.000.Rp 22.000.000/ mo
How the agencies on Baliestate compare
Each agency’s listings are read from its own website every day. The table counts what was live on 22 October 2026. A price is ‘stated’ when the listing shows a figure rather than ‘on request’; lease years are counted where the term can be read from the listing. These are measurements of the listings, not a ranking, and an agency with fewer listings is not a worse one.
| Agency | Live listings | What it lists | Price stated | With photos | Lease years stated | Latest change seen |
|---|---|---|---|---|---|---|
| Agency A | 960 | 607 rentals, 187 homes for sale, 131 plots, 35 off-plan | 832 (87%) | 957 (100%) | 208 of 244 leaseholds | 21 October 2026 |
| Agency B | 809 | 743 rentals (most priced by the night), 53 homes for sale, 13 plots | 735 (91%) | 809 (100%) | 33 of 33 | 21 October 2026 |
| Agency C (Bali only) | 766 | 491 off-plan, 251 homes for sale, 24 plots | 766 (100%) | 766 (100%) | 0 of 684 | 22 October 2026 |
| Developer D | 15 | Off-plan villas in Nusa Dua | 15 (100%) | 0 | 0 of 15 | 18 October 2026 |
| Developer E | 3 | Off-plan | 2 of 3 | 3 of 3 | 0 of 3 | 11 October 2026 |
| Developer F | 3 | Off-plan projects | 3 of 3 | 3 of 3 | 3 of 3 | 11 October 2026 |
What the differences mean for you
For a renter, the question is the price per month. Agency A stated a monthly or yearly rent on 600 of its 607 rentals. Agency B lists mainly holiday villas: 611 of its rentals are priced by the night and 58 by the month or year, so for a long stay ask for the monthly rate.
For a buyer of a leasehold, the price means little without the years left: a 20-year and a 30-year lease on the same villa are different purchases. Where a listing does not state the term, ask for it, and for the extension clause, before comparing prices.
For off-plan, ask for the unit, the payment plan and the handover date in writing; photos of a show villa or renders are not the unit you buy.
Questions to ask before a viewing
- Is this price the owner’s, and does it include your fee?
- How many years are left on the lease, and what does the extension clause say?
- Has the price changed since it was listed?
- Is the building permit (PBG) issued for what stands?
- For a rental: the monthly and the yearly price, the minimum term, and what the rent includes.
Common questions
How do I choose a real estate agency in Bali?
First check it is lawful: a company with an NIB under KBLI 68200, a certified broker and a written agreement on the fee. Then judge its listings: a price, the years left on each lease, real photos. On 22 October 2026 the agencies on Baliestate stated a price on 87% to 100% of their listings.
Which agencies list on Baliestate?
On 22 October 2026, three agencies and three developers, with 2,556 homes and plots between them. Baliestate lists their homes under its own name and does not name the agencies.
Why does a Bali listing not show the lease years?
Some agencies state the term only on request. Ask for the years remaining and the extension clause in writing before comparing prices; on 22 October 2026 Baliestate could read the term on 244 of the 982 leaseholds its partners listed.
Looking for a home in Bali?
Tell the Baliestate assistant your budget and dates. It replies in minutes with homes that fit and books the viewings.
Live listings of Baliestate’s partner agencies on 22 October 2026, read from each agency’s website (Agency C: its Bali regions only). A price is stated when the listing shows a figure; lease years are counted where Baliestate could read the term from the listing, so an agency may state it elsewhere. The latest change is the most recent new listing or price change Baliestate recorded. Agencies are lettered, not named: Baliestate lists their homes under its own name. Measurements, not a ranking or an endorsement.
Sources and further reading
Related guides
- How to Check a Bali Real Estate Agency: Licence, Certified Brokers and Commission
- Bali property scams: how deals actually go wrong
- Listing Syndication in Bali: Why the Same Villa Shows Five Prices
- The lease extension clause: the most valuable paragraph in the deed
- Due Diligence Before Buying Property in Bali: 2026 Checklist