Bali is one of the most popular destinations for tourists and property buyers alike. Its stunning natural beauty, vibrant culture, and welcoming community make it an attractive place to call home. If you’re thinking of buying a villa in Bali, there are many factors to consider before making a purchase. From location and budget to legal issues, it’s essential to do your research and make an informed decision. In this article, we will guide you through the key things to consider when buying a villa in Bali, so that you can make the best investment for your future.


Investing in real estate? Location is key. Purchasing a villa in Bali? Do your research! Look into the area, local laws, land titles, visa requirements, and ROI of the property.

Let’s explore further:

Research the area

If you’re eyeing a villa in Bali, research the island and surrounding area first. Visit the island to explore what it has to offer. Knowing which spots are rising in value can tell you how well your villa will fare over time.

Check out the local economy and infrastructure. Consider investments made in transportation, health care, education, etc. These will benefit you as a buyer and any tenants/buyers you may have in the future.

Look into laws, customs, and regulations regarding real estate ownership. Verify seller documents are valid to avoid any risk. If your villa is part of a neighborhood or development, ask about rules and regulations. Are there any behaviors or activities that are prohibited?

Check the zoning of the property. Is the area zoned for residential, commercial, or mixed-use? This will determine how you may use your property and any restrictions that come into play.

Avoid a property built on green-zoned land. Building on green-zoned land is prohibited in Bali and can cause costly consequences.

Villa in Bali

Consider the environment

When purchasing a villa in Bali, it’s essential to think about the local surroundings. Examine the size of the lot, and how close it is to the beach and other attractions. Does it have enough room for outdoor activities and entertaining family & friends? Are there mountains or hills with stunning views? These are all important factors to consider.

In addition, think about the climate. What’s the average temperature? Is it wet or dry in certain seasons? Check humidity levels and wind speed too.

The soil type must also be considered. Sandy soils require more frequent watering, while clay soils store water longer. Ensure the soil is firm enough to construct walls and foundations.

Finally, check public utilities like water and electricity availability. Easy access to these facilities can reduce expenses in running a home or setting up a business.


Before investing in a villa in Bali, there are several legal aspects to consider. Pay attention to the local laws and make sure the land titles are clear. Depending on your nationality and purpose of buying, you may need a visa. Also, think about the Return On Investment (ROI). It’s important to consider these legal aspects before making your purchase.

Understand the local laws

Buying a villa in Bali is an exciting experience. But, it’s essential to understand local laws before committing to such a big purchase. As a tourist or non-resident of Bali, you don’t have the same rights as a local when it comes to owning property. Even with real estate investments.

  • Foreigners can’t buy freehold land in Indonesia. Make sure the property is registered in your own name, not any Indonesian individual or company. You need a clear title right and an up-to-date certificate of ownership before buying it. This will stop anyone falsely claiming ownership after purchase.
  • Check if you can use the property commercially. Rules and regulations differ depending on where you buy. Commercial usage might be restricted due to zoning laws and more. If applicable, make sure the lease agreement legalizes commercial usage. This will provide financial protection.
  • Hire a lawyer specialized in handling all legal issues related to property purchases. This will ensure contracts are properly documented and all issues accounted for before exchanging contracts or transferring funds for the purchase of a villa.

Get advice from a lawyer

Making important decisions about legal issues? Get a lawyer! An experienced lawyer can give advice on the best way to go, based on your special legal needs. Lawyers help with litigation, wills and estates, contracts and agreements, real estate, and trusts.

When finding a lawyer, it’s important to get one who has professional experience in the field related to your legal problem. Choose an attorney you can talk to comfortably about your needs as a client. Many lawyers offer free consultations to discuss the details of your case before asking for payment.

Once you’ve chosen an attorney, review all documents carefully and accurately before signing. Make sure all info from your attorney is up-to-date and complete. Ask questions if any terms or processes are unclear. This way, you’ll get reliable and accurate legal advice from a professional.

Check land titles

It is essential to guarantee the villa you’re thinking of purchasing is titled and registered correctly. Remember: non-Indonesian citizens cannot own and hold a land title directly. They can, however, lease it for up to 80 years or get a villa through a nominee.

Be sure to validate all licenses applicable, including building permits, environmental and conservation licenses, reclamation certificates, and land transfer documents. Also, analyze the credentials of the parties selling and their legal reps to confirm their identities and that they are rightful owners of the property. Finally, find out if the property is mortgaged or has other third-party claims prior to purchase.


Investing in a villa in Bali? Finances need to be considered. Do you have enough money for the purchase and any repairs/renovations? Also, think about the long-term ROI. Taking out a loan? Understand the terms. Lastly, familiarise yourself with local laws, taxes, and land titles.

  • Do you have enough money for the purchase and any repairs/renovations?
  • Think about the long-term ROI.
  • Understand the terms of any loan.
  • Familiarise yourself with local laws, taxes, and land titles.

Consider the cost of buying

Buying a villa in Bali is an exciting prospect. But, there are considerations you must take into account:

  • Firstly, decide your budget. Prices vary depending on the size, features, and location.
  • Pay attention to hidden costs like taxes, stamp duty fees, and insurance costs.
  • Have an emergency fund for maintenance or repairs that might arise.
  • Estimate annual association dues and regulatory fees which depend on the type of property and jurisdiction.
  • Domestic buyers may get tax exemptions and waivers from stamp duties.
  • Check building maintenance costs before signing a contract, as it could lead to additional expenses later.

Calculate the return on investment

Calculating ROI should be the first step when thinking of buying a villa in Bali. Divide your expected profit by the initial cost to get ROI. Consider all aspects such as occupancy rate, costs, taxes, fees, and estimated sale price. Be aware that these may change. Calculate potential return based on market conditions. Make calculations for different scenarios to find the best option. Don’t rely on assumptions from 3rd parties.

Proper research before purchasing will allow for weighing of options for long-term success!


Thinking of buying a villa in Bali? Be aware of visa needs! All foreign folk who wish to own property in Bali must get a long-term visa. The Indonesian Ministry of Law and Human Rights will decide this. Depending on your nationality, extra requirements may arise to get or renew it.

It’s vital to research the laws and regulations of the country before making any big purchases.

Research the visa requirements

When buying property in Bali, research visa requirements. These vary depending on nationality and occupation. Make sure you meet all the criteria for your stay.

Most countries allow long-term visas for foreign nationals. It depends on the property and how long you’ll stay. Singapore and Malaysia citizens don’t need an entry visa. Other countries, like Europe and North America, need to check local immigration policies.

When applying for a long-stay visa in Indonesia, provide proof of sufficient funds (around US$25k) and support (generally US$2k). If renting out villas, get an additional business permit/license.

Remember that a temporary residency permit through buying property is only valid if ownership is retained and financial obligations are met, such as taxes and fees.

Consider the length of stay

Are you planning a stay in Bali for more than 30 days? If yes, you’ll need a visa. There are several types of visas available:

  • A tourist visa is for those in Bali for vacation or business. It can be used for up to thirty days.
  • A social visa is needed if you plan to stay longer or set up residence.
  • Business visas must be applied for in advance to the Immigration Office of Indonesia.
  • A temporary Stay Permit is needed if you are working while in Bali. This also requires official documentation and must be applied for prior to arrival.


Buying a villa in Bali? Maintenance is key! Properly looking after your property is a great investment. You must account for maintenance costs when searching for a villa. This will help you get the best return on your investment.

Research the cost of maintenance

Do research before investing in a new item. Get the true expense by calling companies that offer repair and maintenance services, contractors, retailers, and manufacturers. Ask them what they charge for regular maintenance and for an estimated cost of parts that need to be replaced or repaired. Inquire about the warranty for the item.

Check online for user reviews and ratings about the product’s cost of maintenance. Websites will provide a general guideline about how much owners should pay for upkeep and repair work, plus replacement parts. Look at customers’ experience regarding the cost of upkeep with a particular brand or model. This can help you make the purchase decision.

Consider the availability of services

When thinking about maintenance for your motor vehicle, one factor to consider is the services available. If you’re in a remote or rural area, or if you have few service providers and long wait times, that’ll affect how often you can perform maintenance. Look for local mechanics who offer reliable services with quick responses. That way, maintenance gets done efficiently and safely.

Also, if you bought a new vehicle, ask about the manufacturer’s recommended service intervals. They may be different from standard intervals. Taking into account the availability of services when scheduling maintenance helps keep your car running at its best.