Investing in Bali, step by step
Buying, leasing land, building, setting up a company: in Bali, every property project follows precise rules. Here is what matters, and how Unaya supports you from the land to renting out your villa.
What is your project?
It all starts with your goal: it decides the location, the budget and the legal structure.
Living there
More than six months a year in Bali. Quiet matters more than beaches: among the rice fields, a little out of the way, you get more space for the same budget.
A second home that earns
A few weeks a year for you, rented out the rest of the time. The location must appeal to travellers: Uluwatu / Jimbaran, Tanah Lot / Canggu West, Seminyak / Kerobokan.
A rental investment
Yield first: an established area, safer but pricier, or an up-and-coming one, more affordable, with room for capital growth.
Freehold or leasehold: what the law allows
In Indonesia, freehold land title (Hak Milik) is reserved for Indonesian citizens. Foreigners have three legal options.
Leasehold
You lease the land for a long period, often 25 to 30 years, with an extension negotiated from the start. Usually the most profitable route for renting.
A PT PMA company
An Indonesian company with foreign capital can hold a long-term, renewable right to build (Hak Guna Bangunan). Significant capital and rigorous accounting required.
Right of use
With a residence permit, a foreigner may, under conditions, hold a right of use (Hak Pakai) on a home to live in.
Avoid at all costs: nominee arrangements, where an Indonesian buys in their name on your behalf. They offer no protection and can cost you your property.
Buy a villa or build one
Buying an existing villa
The fastest option.
- Rentable almost straight away
- You see exactly what you buy
- Titles, permits and building condition to check closely
Building
A villa designed for renting, to your taste.
- Designed to rent, on well-chosen land
- Budget and finishes under control
- Takes longer: land, plans, permit, construction, furnishing
- On-site follow-up essential
Either way, an Indonesian notary (PPAT) draws up the deeds, and every document is checked before any payment.
In your own name or through a company?
The right choice depends on your budget, your tax residence and your expected income.
| Own name | With a PT PMA | |
|---|---|---|
| Simple, low-cost set-up | ✓ | – |
| Low running costs | ✓ | – |
| Hold a right to build (HGB) | – | ✓ |
| Investor residence permit (KITAS) possible | – | ✓ |
| Clear framework for staff and depreciation | – | ✓ |
| Suited to significant rental income | – | ✓ |
We put you in touch with trusted legal and tax advisers to confirm the structure.
Tax numbers and taxes
NPWP
The national tax number. Automatic for a company; possible for a foreign individual under conditions, usually with a residence permit.
Accommodation tax
On short-term rentals in Badung, paid by guests and passed on to the region. The villa must be registered.
Land and building tax (PBB)
Due every year on the land and the building.
Income tax
Rate and form depend on the structure (individual, company, dividends) and on tax treaties with your country.
Tax rules change regularly: this information is general and must be confirmed by an adviser.
Renting legally: a must
Checks are getting stricter. Booking platforms share their data with the authorities, and Indonesia exchanges tax information with many countries: an undeclared rental villa exposes its owner to heavy reassessments, here and at home.
With Unaya Management, your villa is rented legally, and you follow everything in your owner portal.
How Unaya supports you
Search
Land or a villa that fits your project, in the areas we know.
Checks
Titles, zoning, permits and contracts, with a notary and partner lawyers.
Design and build
Architects, quotes, site and budget follow-up.
Furnishing
Furniture, styling and photos for a villa ready to rent.
Renting out
Managed by Unaya Management, with a monthly statement and owner portal.
Let's talk about your project
Every project is different. Write to us: we reply within 24 hours for a first, no-obligation conversation.
Unaya Build's dedicated website is coming soon.
This page is provided for general information only. It is not legal, tax or investment advice. Have your project reviewed by qualified professionals.