Villa 3BR in Seminyak
Seminyak · 3 bedrooms
Rp 4.525.529.087
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Can Foreigners Buy an Apartment in Bali? Strata Title Explained
Foreigners can hold a Bali apartment through a strata certificate, but not Hak Milik, and only if the building sits on Hak Pakai or HGB land.
Published 23 September 2026 · Updated 3 November 2026 · 5 min read
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The title you actually get
Marketing material for Bali condo projects sometimes describes foreign buyers as getting “freehold” units. They do not. What a foreigner holds is a certificate over the unit itself — commonly referred to as Hak Pakai atas Satuan Rumah Susun, a right-to-use strata title — layered on top of the underlying land, which the building must sit on under Hak Pakai or Hak Guna Bangunan (HGB), never Hak Milik.
This is the same structural logic as leasehold and Hak Pakai for landed villas: a real, transactable, inheritable right, just not ownership in the sense an Indonesian citizen holds it.
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PP 18/2021 and PP 28/2025 — the two regulations that matter
Government Regulation 18 of 2021 is the operative law. It implements the 2020 Job Creation Law’s property provisions and set out, for the first time, a clear route for foreign nationals to hold both landed houses and condominium units. Government Regulation 28 of 2025 sits underneath it, tidying the licensing and spatial-planning process rather than changing who can buy what. Neither regulation touches the boundary around Hak Milik.
Who qualifies, and the price threshold
Eligibility runs through immigration status, not nationality alone: a valid KITAS or KITAP is required, the same residence-permit link that governs Hak Pakai on land. The minimum price for Bali is IDR 2 billion for an apartment unit and IDR 5 billion for a house, set by ATR/BPN Ministerial Decree 1241/SK-HK.02/IX/2022 under PP 18/2021, as the other Baliestate guides state it. A decree can be replaced, so confirm the current figure with your notary.
Condo vs villa ownership: what actually differs
The choice between a strata apartment and a landed villa is less about which is “safer” and more about what you’re actually buying — a unit in a shared building versus land with a structure on it.
| Leasehold villa | Hak Pakai villa | Strata apartment | |
|---|---|---|---|
| Foreigner may hold | Yes | Yes, with KITAS/KITAP | Yes, with KITAS/KITAP |
| Underlying land | Stays with the Indonesian owner | Right to use, foreigner-held | Hak Pakai/HGB, beneath the building |
| Typical term | 25–30 years | 30 + 20 years | Tied to the building’s own land right |
| Where it’s actually available | Widespread | Widespread | Concentrated in Seminyak, Sanur, greater Denpasar |
Where the product actually exists
Strata product aimed at foreign buyers in Bali is thin relative to villas, and concentrated in Seminyak, Sanur and parts of greater Denpasar rather than spread island-wide. That scarcity matters for due diligence: with a smaller pool of qualifying buildings, it’s worth confirming, building by building, that the land beneath is genuinely Hak Pakai or HGB and that the developer has actually registered individual strata certificates rather than promising to at a later stage.
Resale and inheritance work differently to a villa
A strata unit is sold and inherited as a right over the specific unit plus a proportional share of the building’s common areas, not as a plot of land with a structure on it — which changes who you’re actually dealing with at resale. A leasehold villa sale is negotiated directly with the landholder; a strata unit sale runs through the building’s own management body as well as the buyer, and any service charge arrears or disputes with that body attach to the unit, not just to the seller personally. Ask for the building’s service charge statement alongside the unit certificate, not after the deed is signed.
Common questions
Can foreigners buy an apartment in Bali?
Yes, under a strata title certificate, provided the buyer holds a valid KITAS or KITAP and the building’s underlying land is Hak Pakai or HGB rather than Hak Milik.
What title do foreigners actually get for a Bali condo?
A right-to-use strata certificate over the unit — commonly called Hak Pakai atas Satuan Rumah Susun — not Hak Milik. That distinction matters for resale and inheritance, exactly as it does for land.
Is there a minimum price to buy an apartment as a foreigner in Bali?
IDR 2 billion for an apartment unit in Bali (IDR 5 billion for a house), under ATR/BPN Ministerial Decree 1241/SK-HK.02/IX/2022. Confirm the current figure with a notary.
Do I need a KITAS to buy a Bali apartment?
Yes. Eligibility is tied to holding a valid residence permit — the same requirement that governs Hak Pakai on land.
Is a strata apartment a safer purchase than a leasehold villa?
Not inherently safer, just differently structured. The same checks apply: verify the certificate, confirm the underlying land title, and confirm the developer has actually registered individual strata certificates.
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.
General information, not legal advice. Price thresholds and licensing detail change; confirm the current figures with a licensed notary (PPAT) before committing funds.