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JepayaBali Estate Group

Invest in Bali

Buying property in Bali, explained

Ownership structures, the purchase process and how we model returns — the questions every serious buyer asks before reserving.

Invest in Bali

Clarity before commitment

Buying in Indonesia as a foreigner is straightforward when it is explained properly. Here is the short version.

Hak Sewa

Leasehold

A long-term lease registered in your own name, typically 20 – 30 years with extension options agreed upfront. The most common route for foreign buyers: simple, transparent and quick to complete.

Hak Guna Bangunan

Freehold via PT PMA

Full ownership (Hak Milik) is reserved for Indonesian citizens. Foreign buyers can hold a renewable right-to-build title through a foreign-owned company (PT PMA) — more set-up, more permanence.

The process

  1. Step 1

    Private viewing

    In person or by live video. We shortlist with you, never for you.

  2. Step 2

    Reservation & due diligence

    A reservation agreement, then an independent notary verifies title, permits and zoning.

  3. Step 3

    Ownership structure

    Leasehold in your own name, or a PT PMA company where freehold-type rights are required.

  4. Step 4

    Signing & payment

    Agreements are signed before a licensed notary; funds move in agreed stages.

  5. Step 5

    Handover

    Keys, documents and — if you wish — a rental management partner from day one.

Free PDF

The Bali Investment Guide

Ownership structures, taxes, rental licensing and the questions to ask before you sign.

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This overview is general information, not legal, tax or financial advice. Regulations change; always appoint an independent notary (PPAT) and legal counsel before reserving or signing.

How we model returns

One method, every listing

So that a loft and a villa — or our listings and anyone else's — can be compared on equal terms.

  1. 01

    Total acquisition cost

    Asking price, plus the 10% government tax where the price excludes it.

  2. 02

    Gross rental revenue

    Average nightly rate × 365 × expected occupancy, from the owner's or developer's projection.

  3. 03

    Net operating income

    Gross revenue less operating costs — management, booking-platform fees, utilities and upkeep.

  4. 04

    Net yield

    Net operating income ÷ total acquisition cost.

  5. 05

    Lease write-down

    A leasehold is worth nothing when it ends, so we spread the purchase cost over the remaining years.

  6. 06

    Yield after write-down

    (Net income − write-down) ÷ total cost. The figure we recommend comparing between leasehold properties.

    7. Models exclude income tax, financing and currency movements, and do not value a lease extension. They are estimates, not guarantees. Seek independent legal and tax advice.

Life in Canggu

Where the rice fields meet the surf

Canggu is Bali's most cosmopolitan village: specialty coffee and slow breakfasts, yoga shalas and co-working studios, wellness retreats and some of the island's best restaurants — all set between emerald paddies and a long black-sand coast.

Beach club among palm trees at Echo Beach
Surfer walking toward the waves beneath a palm frond
Sunset over the ocean beneath a Balinese parasol
01

Surf at first light

Echo Beach and Batu Bolong break within minutes of the villa. Mornings start in the water, before the town wakes.

02

Long afternoons by the sea

Bamboo beach clubs, cold coconuts and a soundtrack that rarely rises above the waves.

03

Sunsets worth stopping for

The coast faces west. Every evening, Canggu pauses to watch the sky turn gold, then rose, then indigo.