Getting Started
Why Bali?
Bali has established itself as one of Southeast Asia's most compelling real estate markets. With over 5 million international visitors annually, a rapidly growing digital nomad community, and infrastructure investments accelerating across the island, the fundamentals for property investment are strong.
The southern peninsula — particularly the Uluwatu and Bukit area — has seen the most structured growth, attracting a mix of lifestyle buyers, remote professionals, and yield-focused investors from Europe, Australia, and Asia.
Your First Steps
- Define your goal: Are you buying for personal use, rental income, or long-term capital appreciation? This determines the structure, location, and unit type.
- Set your budget: Entry-level apartments start from EUR 112,500. Villas typically range from EUR 200,000 to EUR 500,000+.
- Choose a developer: Work with established developers who can demonstrate track records, transparent pricing, and proper permits. Ask for references and visit completed projects.
- Visit Bali: While remote purchases are possible, a site visit gives you invaluable context — the neighborhood, construction quality, and surrounding infrastructure.
- Secure with a reservation: Most developments offer a reservation fee (typically EUR 1,500) with a cooling-off period, giving you time to finalize your decision.
Legal & Ownership
Indonesian law does not allow direct freehold ownership by foreign nationals. However, there are well-established legal structures that provide secure, long-term property rights.
Ownership Structures
Leasehold (Hak Sewa)
The most common and straightforward structure for foreign investors. You lease the land for 25–30 years with extension options, and own the building outright. Lease agreements are notarized and registered.
Best for: Individual investors seeking simplicity and security
PT PMA (Foreign-Owned Company)
A foreign-owned Indonesian company can hold property rights (Hak Pakai or Right to Use). This structure allows for Hak Guna Bangunan (Right to Build) for up to 80 years. More complex to set up but offers stronger long-term rights.
Best for: Larger investments, commercial operations, or multiple properties
Nominee Structure — Avoid This
Some agents suggest using an Indonesian nominee to hold freehold title on your behalf. This is technically illegal under Indonesian law and leaves the foreign investor with no legal protection. The nominee is the legal owner — full stop.
Warning: NGH Property Group never recommends nominee arrangements
Key Legal Documents
- Notarized Lease Agreement: Registered with the local land office, specifying lease duration, extension terms, and building ownership.
- IMB / PBG (Building Permit): Confirms the property is legally permitted for its intended use.
- SLF (Certificate of Function): Confirms the building meets safety and compliance standards.
- Land Certificate (SHM/SHGB): The underlying land title held by the landowner, which your lease agreement references.
Permits & Compliance
Bali's permit landscape has evolved significantly. Understanding the current requirements protects your investment and ensures your property can legally operate as intended.
Essential Permits
PBG (Persetujuan Bangunan Gedung)
The new building approval system replacing the old IMB. Required before construction begins. Issued through the OSS (Online Single Submission) system.
Pondok Wisata (Homestay License)
Required for short-term rental operations. Allows you to legally list on platforms like Airbnb and Booking.com. Processing time varies by regency.
Environmental Compliance
Developments must comply with environmental regulations including waste management, water treatment, and green space requirements. Larger projects require an AMDAL (Environmental Impact Assessment).
What NGH Handles
At NGH Property Group, all permits and compliance requirements are included in our turnkey delivery. You don't need to navigate the permit process yourself — we handle PBG applications, Pondok Wisata licensing, and all regulatory compliance as part of the project.
Visas & Living
Indonesia offers several visa pathways for property owners and long-term residents. The right visa depends on your intended stay duration and activities.
B211A (Social/Business Visa)
Valid for 60 days, extendable up to 180 days. The most flexible option for frequent visitors. Can be obtained through a sponsor or visa agent.
Best for: Property owners visiting regularly, exploring investment opportunities
KITAS (Temporary Stay Permit)
Valid for 1–2 years. Available through employment, investment, or retirement pathways. Requires a sponsor (employer or PT PMA company).
Best for: Those planning to live in Bali full-time with business activities
Second Home Visa
Valid for 5–10 years. Designed for high-net-worth individuals. Requires proof of savings or investment (typically USD 130,000+). No work permit included.
Best for: Retirees, lifestyle investors, part-time residents
Digital Nomad Visa (B211A Remote Worker)
A newer pathway allowing remote workers to live in Indonesia for up to 1 year. Must demonstrate income from outside Indonesia.
Best for: Remote workers who want to base themselves in Bali
Cost of Living
Bali offers a high quality of life at a fraction of European or Australian costs. A comfortable lifestyle in the Uluwatu area — including housing, dining, transport, and entertainment — can be maintained for EUR 1,500–3,000 per month, depending on lifestyle choices.
Bali Areas Guide
Uluwatu & Bukit Peninsula
The fastest-growing luxury area in Bali. Dramatic clifftop locations, world-class beaches (Balangan, Bingin, Padang Padang), and a growing ecosystem of cafes, beach clubs, and wellness centers. Attracts surfers, lifestyle seekers, and premium rental demand.
Investment profile: High growth, premium rentals, strong capital appreciation
Canggu
Bali's digital nomad capital. A vibrant, fast-paced area with a high concentration of co-working spaces, restaurants, and nightlife. Very popular for short-term rentals but increasingly saturated with competition.
Investment profile: High occupancy, competitive market, moderate yields
Seminyak
Bali's established luxury hub. Premium dining, boutique shopping, and beach clubs. Land prices are the highest on the island, making new development projects less common. Best suited for buyers seeking established neighborhoods.
Investment profile: Mature market, premium pricing, stable returns
Ubud
Bali's cultural heart, surrounded by rice terraces and tropical forests. Popular with yoga practitioners, artists, and wellness seekers. Rental demand is seasonal but consistent for unique, well-designed properties.
Investment profile: Niche market, wellness/retreat focus, moderate yields
Nusa Dua & Jimbaran
Home to Bali's five-star resort corridor. Nusa Dua is more resort-oriented, while Jimbaran offers a mix of local charm and upscale dining (famous seafood restaurants on the beach). Close to the airport.
Investment profile: Resort-grade, family-friendly, steady demand
Why We Chose Uluwatu
NGH Property Group selected the Uluwatu-Ungasan corridor for Uluwatu Paradise based on three key factors: the area's rapid but structured growth, proximity to Bali's best beaches, and the gap in the market for quality mid-range developments built to international standards. The Bukit Peninsula offers the best combination of lifestyle appeal and investment fundamentals on the island.
Building & Development
Construction quality is the single biggest differentiator in Bali real estate. The gap between a well-built property and a poorly constructed one is enormous — affecting everything from maintenance costs to guest reviews to resale value.
The NGH Standard
- Dutch construction standards: Reinforced concrete structures, proper foundations, and premium materials. No shortcuts.
- Quality materials: Marble flooring, premium fixtures, and finishes that are designed to withstand Bali's tropical climate.
- 10-year structural warranty: We stand behind our construction with a decade-long warranty on structural elements.
- Transparent timeline: 12–18 months from contract to key handover, with regular photo and video updates throughout the process.
- Turnkey delivery: Fully furnished, rental-ready units. Land lease, construction, interior, pool, permits — everything is included in the price.
What to Watch Out For
Unfortunately, Bali's construction industry has a reputation problem. Many developers cut corners on materials, skip proper engineering, or use unqualified labor. Before committing to any project, ask:
- Can you visit a completed project by the same developer?
- Are the construction materials and methods documented?
- Is there a structural warranty?
- Are all permits in place before construction starts?
- What happens if the timeline is delayed?
- Is the price truly all-inclusive, or will there be hidden costs?
Ready to explore your options?
Book a free consultation with our team. We'll walk you through the process, answer your questions, and help you find the right investment for your goals.
Book a Consultation