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How to Buy Property in Bali as a Foreigner: A Step-by-Step Guide   How to Buy Property in Bali - If you’ve fallen in love with Bali and are thinking about making a long-term investment, you’re not alone. The island’s mix of tropical beauty, lifestyle, and strong tourism demand makes it a top location for property buyers worldwide. But as a foreigner, the rules can seem confusing.   This blog walks you through the exact steps to buy property in Bali as a foreigner, so you can move forward with clarity and confidence.   Read more: https://bvrproperty.com/blogpost/Freehold-vs-Leasehold-in-Bali https://bvrproperty.com/blogpost/Why-Buy-Property-in-Bali https://bvrproperty.com/blogpost/Bali-villas-for-sale-investment-opportunity   1. Understand Your Legal Options  Can foreigners buy property in Bali?The short answer: Yes, but not with full freehold ownership. Indonesian law restricts foreign ownership of land, but there are legal ways to invest: ✅ Leasehold Property (Hak Sewa) – Most common and safest option✅ Right to Use (Hak Pakai) – Can be used under certain conditions✅ PT PMA Structure – Allows you to buy land under a foreign-owned company Note: Avoid nominee structures—they’re risky and not legally protected.   2. Choose Your Property Type & Location Think about your goals: Looking for rental income? → Canggu, Seminyak, Uluwatu Dreaming of serene living? → Ubud, Sanur Want a business investment? → Look for commercial-zoned land or villas At BVR Property, we offer listings for leasehold villas, apartments, land, and Bali beachfront property for sale, curated for international buyers.   3. Work with a Trusted Bali Property Agent Partnering with a registered and experienced Bali real estate agency like BVR Property is key if you're wondering how to buy property in Bali. We provide: Legal guidance Verified property listings Clear lease terms Secure contracts Avoid off-market deals and brokers with no credentials.   4. Due Diligence & Legal Checks Before you sign anything: Verify land certificates Ensure zoning is correct (residential, commercial, etc.) Check if the seller has authority to lease or sell Involve a notary or legal advisor for title verification We work with trusted legal teams to handle this for you.   5. Sign the Agreement & Make Payment Once the legal review is complete: A leasehold agreement is signed Payment terms are outlined clearly Most leaseholds are for 25–30 years, with options to extend Notarial deed is signed and registered Payments are typically made in IDR or USD, depending on the agreement.   6. Get Your IMB (Building Permit) & Register Utilities If you plan to build or renovate, you’ll need: IMB (Izin Mendirikan Bangunan) – Building permit NIB or PBG for new structures Utility accounts (water, electricity, etc.) 7. Enjoy or Monetize Your Investment You’re now a proud property holder in Bali!✅ Use it as a holiday home✅ Rent it for passive income✅ Live full-time in paradise   Buy Property in Bali with Confidence At BVR Property, we help foreign buyers navigate how to buy property in Bali safely and legally. Whether you’re buying a villa, apartment, or land, we’re here every step of the way. 👉 Explore Bali properties for foreigners 👉 Speak to our legal & property advisors

Freehold vs Leasehold in Bali: What Foreign Buyers Must Know Before Purchasing  Freehold vs Leasehold in Bali - When you decide to buy property in Bali, one of the first terms you’ll come across is the difference between freehold and leasehold property in Bali.  Understanding these two ownership types is essential before making any investment decision, especially as a foreigner. So, what’s the difference? And which one suits your goals better?Read more:https://bvrproperty.com/blogpost/Why-Buy-Property-in-Bali https://bvrproperty.com/blogpost/Bali-villas-for-sale-investment-opportunity https://bvrproperty.com/blogpost/buying-property-in-Bali-guide    1. What Is Freehold Property in Bali? Freehold (locally known as Hak Milik) means you fully own the land and property without a time limit. It’s the most complete form of ownership in Indonesia.   However, under Indonesian law, foreigners cannot directly own freehold property in Bali. Freehold ownership is only available to Indonesian citizens. That said, some foreign investors use nominee structures, but this method carries legal risks and is not always recommended.   Ideal for: Local Indonesians or foreign investors working with legal advisors and secure structures.   2. What Is Leasehold Property in Bali? Leasehold (Hak Sewa) means you’re leasing the property for a fixed period—usually 25 to 30 years, with the option to extend. You don’t own the land, but you have full legal rights to use the property during the lease.   For many foreigners, this is the most secure and straightforward way to invest in Bali real estate. Leasehold properties are also typically more affordable than freehold ones, making them ideal for vacation homes, retirement residences, or rental investments.   Ideal for: Foreigners who want legal ownership, clear agreements, and fewer legal complexities.   3. Key Differences at a Glance Between Freehold vs Leasehold Properties   Feature Freehold Property Leasehold Property Ownership Duration Lifetime 25–30 years (extendable) Ownership Rights Full legal ownership Right to use/rent Foreign Ownership Not directly allowed Allowed Price Higher More affordable Resale Value Higher potential Depends on lease years left   4. Can Foreigners Own Property in Bali at All? Yes, but not freehold directly! Foreigners can legally buy leasehold property in Bali or invest through a PT PMA (foreign-owned company) to secure Hak Guna Bangunan (Right to Build) or Hak Pakai (Right to Use).    These are legitimate, government-approved ways to hold ownership rights in Bali. At BVR Property, we help guide international buyers through these options safely and transparently.   5. Which One Should You Choose? Choosing between freehold vs leasehold in Bali depends on your purpose: Looking for long-term security and you’re an Indonesian citizen? → Go Freehold. You’re a foreigner looking for a vacation home, retirement villa, or rental investment? → Leasehold is the best fit. Planning large-scale investments? → Consider forming a PT PMA.   Invest with Confidence – BVR Property Can Help You Navigate Freehold vs Leasehold Whether you're buying a private villa or exploring land development opportunities, understanding ownership rights in Bali, especially the differences between freehold vs leasehold is the first step toward a secure investment.   At BVR Property, we specialize in helping foreign buyers make confident, informed decisions in the Bali real estate market. Explore our leasehold listings  Contact our property experts for a free consultation!

Why Buy Property in Bali? From Beachfront Villas to Smart Investments     Buy property in Bali - Bali isn’t just a stunning travel destination—it’s also one of the most exciting places to invest in real estate. Whether you're looking for a personal retreat, passive income through rentals, or a long-term asset, there’s never been a better time to buying property in Bali. With increasing interest in Bali for sale listings, it's easy to see why the island attracts global attention. Here’s why smart investors and lifestyle buyers from around the world are snapping up property on the Island of the Gods.   Read More:  https://bvrproperty.com/blogpost/buying-property-in-bali-vs-long-term-rentals https://bvrproperty.com/blogpost/Bali-villas-for-sale-investment-opportunity https://bvrproperty.com/blogpost/buying-property-in-Bali-guide   1. Craving Paradise? Buy Property in Bali and Make It Yours Imagine waking up in your own Bali beachfront villa for sale, just steps from the ocean. From Bali beach homes in Canggu to hillside retreats in Ubud, the island offers a wide range of dream-worthy properties. The views, the vibe, and the value are unmatched. And it’s not just luxury villas—there are also modern apartments for sale in Bali, perfect for digital nomads or retirees seeking low-maintenance living in prime locations. 2. High Rental Demand & Strong ROI With millions of tourists visiting each year and Bali's rise as a remote working haven, rental demand is sky-high. Investing in a property for sale in Bali gives you the chance to earn passive income through short-term vacation rentals or long-term leases. Strategic locations like Seminyak, Canggu, and Uluwatu consistently offer high occupancy rates and attractive returns—making them hotspots for Bali real estate investment. 3. Competitive Property Prices Compared to other international hotspots, Bali property prices offers affordable luxury. You can buy property in Bali, like a stunning private villa with a pool for a fraction of what you'd pay in places like Australia, the US, or Europe. This makes it easier for new investors to enter the market and gives seasoned investors a chance to diversify without overspending. 4. Legal Options for Foreign Buyers While foreign ownership laws in Indonesia can seem complex, there are safe and legal ways to buy property in Bali as a foreigner. These include leasehold agreements, Hak Pakai (Right to Use), and owning through a PT PMA (foreign-owned company). At BVR Property, our legal team ensures every transaction is clear, transparent, and secure. 5. Lifestyle, Community & Connectivity Bali isn’t just a location—it’s a lifestyle. With world-class beaches, yoga retreats, rich culture, amazing food, and a warm community, life here feels like a permanent vacation. The island is also well-connected globally, with direct flights from Australia, Asia, and Europe, making it a strategic base for both business and relaxation. If you’ve ever wondered how to invest in Bali real estate, this lifestyle element is one major reason why investors take the plunge. Start Your Journey to Buy Property in Bali with BVR At BVR Property, we help buyers find their ideal investment or dream home in Bali. From Bali beachfront villa for sale listings to chic apartments and land opportunities, our expert agents are here to guide you every step of the way. If you're ready to buy property in Bali, now is the perfect time to take the leap.  Explore our lates listing and reach out to our team for a free consultation! Let’s turn your Bali property dream into reality!

Best Seasons to Visit the Island of Gods. Bali is one of those magical places that seems like a good idea any time of the year. With its tropical climate, beautiful beaches, lush jungles, and vibrant culture, it’s no wonder travellers flock to the Island of the Gods year-round. But if you’re wondering when’s the best time to go—or when to avoid the crowds—this guide breaks down Bali’s seasons and peak travel periods so you can plan your perfect escape. Bali’s Seasons: What You Need to Know and what to expect on your Holiday Bali doesn’t have the traditional four seasons we all know and grow up with. Instead, it has two main seasons that is dominant through-out the year.  1. Dry Season (April to October) • Weather: Sunny, low humidity, cooler evenings • Best For: Beach days, surfing, diving, hiking, exploring temples • Highlights: May, June, and September are sweet spots—great weather and fewer tourists compared to peak months    2. Wet Season (November to March) • Weather: Warm and humid, with regular rain (mostly in short, heavy bursts) • Best For: Fewer crowds, lush landscapes, budget-friendly travel • Note: Rain usually comes in the afternoon or evening, so you can still explore in the mornings   Peak Travel Times in Bali Planning around Bali’s busiest times can help you avoid inflated prices and tourist-packed spots, and maybe take a slower approach to your holiday.    Peak Periods: • July & August: School holidays in Europe and Australia—expect crowds, higher accommodation prices, and busy beaches. • Christmas & New Year (mid-December to early January): One of Bali’s busiest periods. Book well in advance. • Easter Holidays: A shorter but still crowded time with families traveling from Australia and Southeast Asia.   Shoulder Seasons (Best Time to Visit): • April to mid-June & September to early October These months offer the best balance—great weather, fewer crowds, and better deals. The island feels more relaxed, and it’s easier to book last-minute tours or tables at popular cafes.   Off-Peak (Rainy) Season: • Mid-January to March & November If you don’t mind a little rain and want a quieter, more affordable trip, this could be ideal. Spa days, yoga retreats, and cultural experiences are still amazing even when it’s wet outside.   Tips for Choosing When to Go • For Surfing: Dry season (especially May to September) is prime time for Bali’s west coast waves. • For Diving: April to October has the best visibility—perfect for exploring shipwrecks or swimming with manta rays. • For Culture Lovers: Nyepi (Balinese New Year) usually falls in March—an incredible time to witness unique traditions (just note: the entire island shuts down for 24 hours). • For Budget Travelers: Travel during the wet season to score deals on hotels and flights.   Final Thoughts Whether you’re chasing waves, sunsets, serenity, or spiritual vibes, Bali delivers year-round. But planning your trip with the seasons in mind can make a big difference in your experience. Want sun-soaked adventure? Aim for the dry season. Prefer a chill, quieter escape? Embrace the rainy months.Either way, Bali will leave you enchanted—and probably planning your next visit before you even leave. Bali Holiday Rentals is a division of BVR Group Asia and they can assist you with accommodation, adventure, site seeing, food and cultural expiences. Contact us today to book that perfect getaway! 

Today we want to discuss construction in Bali, for some this can be a sore point as most people think building here in Bali is as simple as 1,2,3 but lets discuss it a bit further.    If you have recently travelled to the Island of Gods, you may have noticed the significant development surge the island is experiencing, from the beautiful hills and cliff side spots in Uluwatu to the volcanic shored of Tabanan – let’s not forget everything in between. The property market has been soaring since the pandemic and more and more people are looking for sustainable lifestyle changes. More and More new designs are on offer all over the island Bali is well known to travellers; tourism is at a high and has dubbed the island as one of the best destinations to visit in the world. We all love the island for all its natural landscapes and rich cultural heritage, from the majestic waterwalls, to Sprawling rice fields, White sandy shores and so much more. As the island is expanding rapidly, construction activities are mostly done by local and international developers. Some with a fantastic understanding of the island and its building regulations and some that don’t pay much mind. Let’s talk about those who do care, shall we? Key regulations encompass limits on building height, design and style mandates, earthquake resistance measures, materials guidelines, and fire safety provisions, all of which are in place to ensure the safety of all structures in Bali. Let’s look at some of the regulations     1) Building Height Regulation  Now, lets be real, not many of them listen.  Having protected views have become increasingly more difficult to obtain or keep for that matter. In real estate, when asked the first thing we tell clients, properties might have views now, but we cannot guarantee that these views will be there forever.   The government has some strict regulations that they try enforce to maintain the unique Bali identity in all the tourist areas. In saying that building hight restrictions vary from Commercial to residential (Tourist / non tourist) areas in Bali. For tourist areas it is 15 meters and non-tourist areas you can go as high as 18 meters. Now when land is situated close to or next to temples or cultural sites there will be stricter limits imposed.     2) Building Designs  In Bali you can find many uniquely designed properties offering an experience from each corner of the globe, but still offering that Bali touch However, when it comes to designs, upon application you do need to stick to the local building codes to protect and preserve Balis heritage. Buildings must comply with cultural and aesthetic traditions while meeting safety requirements, ensuring that new constructions blend harmoniously with the island's traditional designs. After all, we are in Bali.   3) Earthquakes and Other Nature disaster  We all know Bali is situated within the “Ring of fire” and experience small to medium size quakes all year round. When it comes buildings codes in Bali, it mandates the implementation of earthquake-resistant and other natural disaster-resilient design measures, including but not limited to:   1) Building and structural designs are vital in the contraction phases. Ensuring that buildings are designed with a robust framework, that can withstand earthquakes. Reinforced concrete, steel or other materials that distributes and absorbs the force throughout the structure. Building foundations are key here, such as piling or caissons, that helps ensuring the stability of the building during any earthquake.     2) Construction processes must adhere to methods and techniques to ensure durability. This includes solid and secure connections between structural elements and proper reinforcement in concrete structures.   3) Bali strongly emphasize using environmentally friendly and sustainable materials.   4) Building codes prioritize fire safety, encompassing comprehensive regulations to ensure that buildings can effectively handle emergencies.   5) Additionally, regulations address water absorption to prevent flooding. These provisions ensure that buildings are equipped with proper drainage and water management systems to handle heavy rains and to avoid water from pooling, thus protecting the structures and their occupants from the potential dangers of flooding.   In Bali, these regulations are overseen by the Balinese and Indonesian governments. Buildings must be constructed to withstand frequent earthquakes, high wind speeds, and so on. Moreover, the regulations mandate that buildings maintain the island's aesthetic and cultural heritage, thus preserving its distinct character.   Compliance with these regulations ensures legal adherence and is paramount in safeguarding the island's natural allure for future generations.   So if you are considering building, take a second to really do some homework on the construction Team you employ, the designs you considering and if ultimately you would buy from yourself.  

So, you’ve secured your investment or home in Bali—but have you thought about protecting that asset? Let’s talk about the importance of property insurance. Bali is famous for its stunning beaches, lush green landscapes, and vibrant culture. However, the “Island of the Gods” also faces risks such as natural disasters, theft, and other unexpected factors that could threaten your property or place of residence.  The Risk of Natural Disasters According to BMKG (Badan Meteorologi, Klimatologi, dan Geofisika), Bali experiences around 99 earthquakes per year, some of which can cause significant structural damage. Given the region’s geological characteristics, earthquakes can strike without warning. Then there’s the rainy season—if you’ve spent time in Bali, you’ve probably experienced it firsthand. While the island enjoys some of the best weather in the world, heavy rains can cause flooding, especially in areas with poor drainage and infrastructure. This can lead to water damage, affecting both the structure and the contents of your villa. A reliable property insurance policy can help protect you from the financial impact of these natural seasonal risks, ensuring that your investment remains secure and you can recover quickly from unexpected events. Fire Hazards in Bali Villas Fire protection is another crucial aspect of property insurance, especially given Bali’s unique architectural styles. Many villas incorporate traditional materials such as bamboo, wood, and other natural elements that enhance their aesthetic appeal. However, these materials also come with inherent fire risks. Bamboo and wooden structures, while beautiful and sustainable, are more vulnerable to fire hazards. Bamboo contains natural oils, and wood has high cellulose content—both of which are flammable, especially during the dry season or if a nearby fire spreads. Having a solid insurance policy ensures that, in the event of a fire, your investment is covered for repairs or rebuilding, giving you financial security and peace of mind. Theft Protection – A Necessary Precaution No one likes to think about theft, but it’s a reality that property owners must consider. Bali villas are often designed to maximize airflow, natural light, and open spaces, creating an incredible living experience. However, these design elements can also present security vulnerabilities. During peak tourist seasons, opportunistic thieves may take advantage of unsecured entry points. Investing in additional security measures—such as alarm systems, smart locks, and reinforced doors—can help minimize risk. Moreover, including theft protection in your property insurance policy provides peace of mind, not just for you as the owner but also for guests renting your villa. Simplifying Your Insurance Journey Getting property insurance in Bali is straightforward, but it requires some preparation. To start, you’ll need to provide basic information to your insurer. Here’s what you’ll need: 1) A photo of your villa or an Airbnb listing link2) The exact address or Google Maps location 3) Estimated building value (in IDR)4) Estimated contents value (in IDR) 5) Desired liability coverage (typically between IDR 500 million and 2.5 billion) A quick Google search can help you find a trusted insurance provider, or you can seek assistance from your real estate agent. Protect Your Investment – Be Smart We hope this guide has helped you understand the importance of protecting your Bali property with the right insurance coverage. For more information, reach out to BVR Property.

  Property Title and their Requirements   Hak Sewa/Most commonly known as Leasehold (Foreign ownership) Hak Sewa is most commonly known as the Leasehold ownership title, which grants the right to occupy someone else's property (land or villa) for a duration of time. Foreigners can legally own a property with this title. In practice you purchase the leasehold rights remaining on the contact including any and all extensions granted on the master lease agreement.   Requirements: -      Passport -      ID Card -      Money in the bank (Please note that all leasehold ownerships are done upfront for the remaining duration (Years) on the lease and not paid in yearly payments – Full settlement as advertised   -      No loans available in Indonesia to foreign investors   -      No payment plans unless it’s a Off plan or under construction property that has a construction period left on the build.   Hak Milik/Most commonly known as Freehold (For Indonesian citizens only) Freehold ownership title, which grants permanent ownership of a property. Hak Milik is registered in the Land Office under the owner’s name, with every ownership transfer and title conversion recorded in the certificate itself as well as the Land Office. Only Indonesian citizens are allowed to hold this title. Requirements: -      ID card -      Please note – No foreigner can hold a Freehold title -      Mortgages available to Indonesian citizens only   Hak Pakai Similar to Hak Sewa, but involves the conversion of the Hak Milik into Hak Pakai in the Land Office which will cost more time and money. Hak Pakai is less used than Hak Sewa due to other factors including Hak Pakai properties may only be used for private residence.   Requirements: -      Passport -      ID card -      Ketas   Hak Guna Bangunan – PT/PMA   Subject to limitations, including: -      Only one plot of land can be purchased under a single name. -      The maximum land area allowed is 2.000 m² This title is reserved for commercial purposes, converted from Hak Milik, and the ownership is transferred to either an Indonesian-owned or foreign-owned company (PT. PMA). Using this title is the most secure way in owning a property for foreigners. An HGB is valid for up to 70 years, and comprises 30 years of initial validity + 20 years of extension + 20 years of renewal. It can be reverted to Hak Milik if the ownership is transferred to an Indonesian citizen   Requirements: -      Passport -      ID card -      PT/PMA   What is The Buying/Leasing Process In Bali? Buying Process | Leasehold / Hak Sewa 1.   Agree on price and purchasing conditions 2.   Draft up MOU / Offer / Letter of Intent 3.   Deposit payment 4.   Notary due diligence 5.   Signing of Lease agreements 6.   Finalize payment as per agreement 7.   Handover    Buying Process | Freehold / Hak Milik / HBG / Hak Pakai 1.      Agree on price 2.   Draft up MOU / Offer / Letter of Intent / PPJB 3.   Sign MOU / Offer / Letter of Intent / PPJB 4.   Deposit payment 5.   Notary due diligence 6.   Finalize payment and tax 7.   Sign AJB 8.   Title Deed transfer 9.   Handover  

Property Differences     There are 3 Different types of properties in Bali – Let us explain   Villa – Most common name for either Freestanding property in Bali Villas are freestanding detached homes, that offers a garden and pool space, and privacy walls separating you from the owner next door. Most these homes offer a open view of gardens, pools, rice fields, the ocean or jungle.   Townhouse – Complex living These are well known for complex living. Being more affordable than stand alone villas, but can still offer you the privacy you want just within a gated community. Some townhouses offer private swimming pools, and small gardens, but with larger common areas like driveways. These units generally share a wall and build over 2 floors.   Apartment living These are small to medium in size and are located within a much larger building. Being the more affordable option to purchase in Bali, these are a perfect fit for younger couples or singles as a first-time investment pursuit. Most apartment complexed offer communal amenities such as pools, gardens, parking etc. Luxury apartment living provides a little more space but finding a luxury apartment can be difficult.    These are the most common property types in Bali. Whether you looking for a Freestanding spacious home or a small apartment for those short trips that won’t break the bank, we have you covered.