Buying an apartment in Bali in 2026
Only Indonesian citizens can own land, but a foreigner can get an apartment right for up to 80 years, a right to use a house or a 25-30 year lease. Minimum prices, the deal process, taxes and residence.
In short
- Foreigners cannot buy land: an apartment right or a right to use a house for up to 80 years and a 25-30 year lease are available.
- Minimum price for a foreigner on Bali: an apartment from $120,000, a house from $280,000.
- Acquisition duty is up to 5% of the value; the seller pays 2.5%.
- A purchase does not give residence: the apartment right requires a residence permit in advance.
In detail
A foreigner cannot buy an apartment on Bali outright the way one would in Moscow or London: only Indonesian citizens can own land. But the law offers three legal forms - a right to use a home for up to 80 years, a right to an apartment in a multi-unit building, and a long-term lease. The first two come with a minimum price: on Bali an apartment for a foreigner starts at 2 billion rupiah, about $120,000. Property search and checks are described on our property in Indonesia page; here is the short answer.
How a foreigner can own a home on Bali
| Form | For whom | Term and conditions |
|---|---|---|
| Right to an apartment in a multi-unit building | a foreigner with a stay permit | up to 80 years with extensions, from 2 billion rupiah, ~$120,000 |
| Right to use a house | a foreigner with a stay permit | up to 80 years with extensions, from 5 billion rupiah, ~$280,000 |
| Long-term lease | any foreigner | usually 25-30 years with a right to extend |
| Building rights through a foreign-owned company | business: villas and hotels for rent | up to 80 years, an investment plan from 10 billion rupiah, ~$560,000 |
There are few apartment buildings on Bali, so most foreigners buy not an apartment but a long-term lease on a villa or serviced apartment. Registering the property in the name of an Indonesian acquaintance under a private agreement is not protected by law: such deals are declared void, and losing the money is easier than it seems.
How to buy an apartment on Bali: step by step
- Choose the form of ownership. The apartment right requires a residence permit; a lease does not.
- Check the land certificate at the land office: owner, type of right, boundaries, encumbrances.
- Check the zoning. Not every plot allows renting to tourists, and buying for rental on the wrong land is a common mistake.
- Sign the deed with a land deed notary and pay through a bank.
- Register the right in your name or your company's, and for tourist rental get a guest accommodation licence.
Island life is unhurried, but the land office is even more so: allow several weeks for checks and registration.
How much the purchase costs: taxes and fees
| Cost | Who pays | Amount |
|---|---|---|
| Land and building acquisition duty | buyer | up to 5% of the value |
| Final tax on the sale | seller | 2.5% of the price |
| VAT on new builds from a developer | buyer | at the rate on the deal date, with relief for some properties |
| Land deed notary and registration | buyer | at the notary's rate |
| Tax on rental income | owner | 10% of the rent |
Example calculation. An apartment at the minimum price for a foreigner, 2 billion rupiah, about $120,000. Acquisition duty is up to 5%, about $6,000. About $126,000 in all with the duty, excluding the notary, checks and the residence permit.
Up to 5% duty is clear, a stranger's name on the certificate costs more
The law does not forbid buying a home on Bali on your own. But mistakes cost more than taxes: a deal in the name of an Indonesian acquaintance that a court will void, a tourist rental villa on a plot where renting is banned, a lease from someone who does not own the land. We choose the form of ownership for your goal, check the land certificate, zoning and seller, register a foreign-owned company if needed and handle the deed with the notary. We guarantee professional work and a transparent process.
The cost of support depends on the form of ownership and the property; our manager in the chat will calculate it.
Does buying a home on Bali give residence
The purchase does not give a residence permit by itself, and the apartment right actually requires one in advance. For people with capital there is the second home visa for 5 or 10 years: a deposit of 2 billion rupiah, about $120,000, in a state bank or property from $1 million. Options are compared on the Indonesian residence page and in retiring in Indonesia; life on the island is in the Bali guide.
How we help
The law does not forbid buying a home on Bali on your own. But mistakes cost more than taxes: a deal in the name of a local acquaintance, a rental villa on a plot where renting is banned, a contract with someone who does not own the land. Murblz specialists choose the form of ownership for your goal, check the certificate, zoning and seller, register a company if needed, handle the deed with the notary and help with the visa. Our manager in the chat will calculate the cost of support.
Property in Indonesia
Form of ownership, land checks and the deed with the notary.
Learn more →Indonesian residence
Second home visa, retirement visa and other grounds for living on the island.
Learn more →Company in Indonesia
A foreign-owned company for a rental villa or hotel.
Learn more →We will find the legal form of ownership. Tell us what the home on Bali is for, for how long and your budget. We will show what can be registered to you, the taxes and the risks of the property.
FAQ
Can a foreigner buy an apartment in Bali?
How much does an apartment in Bali cost for a foreigner?
What taxes apply when buying property in Bali?
Does buying property in Bali give residence?
Don’t want to figure this out alone?
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