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Golden Visa Partners

2026 Program Guide

Bali Property Investment

Bali is a popular real estate market thanks to strong tourism demand and villa rental yields of up to 10-18%. The average sale price is approximately USD 299,000; foreigners generally invest through long-term leasehold arrangements.

Last updated: 2026-07-07 · Reviewed by: Burak Ünal

At a glance

Average price
~USD 299,000
Short-term villa yield
10-18%
Long-term yield
5-9%
Ownership
Generally leasehold for foreigners
Popular areas
Canggu, Seminyak, Ubud

Who is it for?

  • Investors seeking high tourism villa yield (10-18%).
  • Those seeking a tropical lifestyle and a developing market.
  • Those open to investing through leasehold or a company (PT) structure.
  • Those targeting a villa in Canggu, Seminyak, or Ubud.

Leasehold and Ownership Structure

In Indonesia, foreigners generally cannot acquire direct full (freehold) ownership. Investment is mostly made through long-term leasehold (typically 25-30 years, renewable) or a PT PMA company structure. For this reason, solid legal counsel and choosing the right structure are critical.

Tourism Yield and Points of Caution

In areas such as Canggu, Seminyak, and Ubud, villas can generate gross short-term yields of 10-18% due to strong tourism demand; long-term yield stands at 5-9%. However, matters such as management, regulation, and the leasehold term should be closely monitored, and the property and structure legally verified.

Planning a Villa Rental Purchase

Bali suits investors focused on tourism income, with villa rentals capable of strong short-term yields and steadier long-term returns underpinned by sustained demand. Canggu, Seminyak, and Ubud are the established rental hubs, each with its own tenant mix and seasonality. The defining feature here is ownership: foreigners generally invest through a long-term leasehold arrangement or a suitable legal structure such as a PT company, so getting that framework right is the foundation of any purchase. The process runs from setting a budget and choosing a location, through project selection and valuation, to the contract and transfer, and finally payment. Because the ownership route is not freehold, legal counsel and verification of current ownership rules are essential rather than optional, and leasehold and management costs should be budgeted on top of the purchase price. Investors should also decide early whether short-term holiday lets or longer tenancies suit their goals, since the two demand very different management. Given the ownership nuances, tailored advice before you commit is well worth the effort.

Benefits

  • High tourism rental yield.
  • Strong and sustained demand.
  • Tropical lifestyle.
  • A developing market.

Requirements

  • Leasehold or a suitable legal structure (PT).
  • Legal counsel.
  • Verification of current ownership rules.

Costs

Property
From ~USD 145,000
Leasehold and management costs
Also apply

Process

  1. Budget and location selection

    Set your budget and choose a popular area such as Canggu, Seminyak, or Ubud.

  2. Project selection and valuation

    Shortlist villas or land, verify the leasehold term, and get independent legal and structural due diligence.

  3. Contract and title-deed transfer

    Sign the leasehold agreement or set up a PT PMA company structure with qualified legal counsel.

  4. Payment and transfer

    Transfer funds and pay applicable leasehold and management costs to finalize the deal.

  5. Residence application (if applicable)

    Verify current ownership and visa rules, and if eligible, apply for a residence permit tied to your investment.

FAQ

Can I own property as a foreigner?
Foreigners generally invest through long-term leasehold or a company structure rather than direct title.
What is the yield?
Villas in tourism areas can generate gross short-term yields of 10-18%.
Can I acquire freehold (full ownership)?
Direct freehold is generally not possible for foreigners; leasehold or a PT PMA company structure is used.
What are the risks?
Management, regulation, and the leasehold term are the main risks; the property and legal structure should be independently verified.

Sources

Disclaimer: Golden Visa Partners is an investment and immigration advisory firm; it does not provide legal or attorney services. The investment amounts, timelines and program conditions on this page are for general guidance only and, because regulations change quickly, may be out of date. Before making any decision, we recommend consulting current official sources and obtaining independent legal and financial advice.

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