Indonesia. Bali villas and resort residences, developer-direct.
Off-plan villas and resort-branded residences across Uluwatu and Bingin, southern Bali's clifftop surf coast — sold developer-direct on Indonesia's standard foreign-buyer leasehold structure.
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1
Developer Partners
7
Projects Listed
25–30 Years
Standard Lease Term
No
Residency Required to Buy
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Bali’s leasehold structure — straightforward for foreign buyers, if you know the terms.
Indonesia's 1960 Agrarian Law bars foreigners from freehold land ownership (Hak Milik) anywhere in the country, Bali included — this isn't unique to any one project or developer, it's the national legal framework every foreign buyer operates under. The standard route for foreign buyers is Hak Sewa (leasehold), typically running 25-30 years and open to any foreign national with no Indonesian residency permit required — the structure behind every listing in PropSentral's current Bali catalogue. A separate route, Hak Pakai (right-to-use), can extend total tenure up to 80 years across an initial term plus renewals, but requires a valid Indonesian residency permit (KITAS or KITAP) to hold. A third route, setting up a PT PMA (foreign-owned company) to hold Hak Guna Bangunan (build rights) for up to 80 years, requires a minimum investment of roughly USD 620,000 and is a materially bigger commitment than buying a single leasehold villa. One clear warning worth repeating: nominee arrangements, where an Indonesian citizen holds freehold title on a foreigner's behalf, are illegal under the Agrarian Law, unenforceable in Indonesian courts, and actively targeted for seizure by authorities — every project in PropSentral's Bali catalogue uses the legitimate Hak Sewa leasehold structure instead, disclosed plainly on each listing, not glossed over.
Key Advantages
- Hak Sewa (leasehold), 25-30 years, is the standard route for foreign buyers — no Indonesian residency permit required, the structure used across every current Bali listing
- Freehold (Hak Milik) is barred to foreigners nationwide under the 1960 Agrarian Law — not a restriction specific to any one project
- Hak Pakai can extend tenure to 80 years total but requires a valid KITAS/KITAP residency permit to hold
- Nominee arrangements are illegal, unenforceable, and actively targeted for seizure — avoided entirely by this catalogue’s leasehold structure
- Current catalogue spans Uluwatu and Bingin, southern Bali’s clifftop surf coast, from COCO Development Group and AMARA Development Group
Indonesia — Investment Scorecard
Nine indicators rated 1–10 by the PropSentral research team. Updated quarterly.
Observed Gross Rental Yield Range
8% – 12%
Per annum, based on active listings. Not guaranteed.
Tax Summary
Income Tax
Non-resident individuals without a PT PMA (foreign-owned company) face 20% withholding tax on gross rental income; tax residents and PT PMA holders pay a 10% final tax on gross rental income under PP 34/2017 instead
Capital Gains
Taxed as part of standard income tax rules for the applicable ownership structure — varies by whether the seller is an individual or a PT PMA; get structure-specific advice before assuming a rate
Transfer Cost
Standard Indonesian property transfer duties (BPHTB) apply on registered transactions; leasehold assignments carry their own notarial/registration costs distinct from freehold transfer tax
Mortgage Access
Max LTV
Foreign buyers generally cannot access Indonesian mortgage financing for leasehold property — expect to purchase in cash or via a developer payment plan
Typical Rate
N/A — not a mortgage-accessible market for most foreign buyers
Notes
This is a structurally cash/developer-finance market, not a bank-mortgage one, for the leasehold structure every listing in this catalogue uses
Residency Pathway
Programme
No standard residency-by-investment tied to leasehold property; Hak Pakai (right-to-use, up to 80 years total tenure) requires an existing KITAS/KITAP residency permit to hold, rather than granting one
Threshold
N/A for the standard Hak Sewa leasehold route this catalogue uses
Timeframe
N/A
Indonesian rental income tax depends heavily on the buyer's legal structure (individual vs. PT PMA) and residency status — the 10% vs 20% gap is real and material. Consult an Indonesia-licensed tax advisor and a qualified notary (PPAT) before investing. Scores are qualitative assessments by PropSentral and should not be relied upon as financial advice.
Economic Intelligence
Macro Indicators — Indonesia
GDP growth, interest rate environment, currency trends, and tax impact for investors. Static data as of September 2026 (BI-Rate); March 2026 (IDR/USD); GDP data through 2024. Live charts sourced from BIS and FRED.
GDP Performance
Economic Output & Growth
USD billion. Source: World Bank / IMF (compiled).
2021
+3.7%
2022
+5.3%
2023
+5%
2024
+5%
Interest Rate Environment
Central Bank Rate vs JIBOR (Jakarta Interbank Offered Rate)
Bank Indonesia (BI-Rate)
5.75%
JIBOR (Jakarta Interbank Offered Rate)
5.75%
What is JIBOR (Jakarta Interbank Offered Rate)?
The BI-Rate is Indonesia's primary policy benchmark; JIBOR is the interbank reference used for some local lending, though foreign buyers on the leasehold structures used across this platform's Bali listings typically don't access Indonesian mortgage financing at all.
⚠️ Bank Indonesia cut its BI-Rate through 2025 (from 6.00% at end-2024 to 4.75% by October 2025) before raising back to 5.75% by September 2026. A full historical monthly series was not compiled for this market. Foreign buyers on Bali's standard Hak Sewa leasehold structure generally cannot access Indonesian mortgage financing regardless — see the residency/ownership notes on this market's own page.
Currency
LiveExchange Rate — Your Currency vs IDR
The Rupiah is a free-floating currency, not pegged — it weakened to approximately IDR 16,985/USD in March 2026, and currency movement is a real factor for any long-term leasehold investment priced in Rupiah.
Latest rate — Sept 26· FRED
1 USD = 0.8692 IDR
US Dollar → Indonesian Rupiah
Monthly averages — Federal Reserve Economic Data (FRED), cross-rates computed from USD pairs. For illustrative purposes only. Exchange rates fluctuate — consult your bank or FX broker for transaction rates.
Tax Profile
Property Taxes — Indonesia
Every listing in this catalogue uses Hak Sewa leasehold (25-30 years) rather than freehold — see the Indonesia market page for the full ownership-structure explanation
Nominee arrangements (an Indonesian citizen holding freehold title on a foreigner's behalf) are illegal, unenforceable in Indonesian courts, and actively targeted for seizure
The 10% vs 20% rental-tax gap between a properly structured PT PMA and an individual non-resident owner is material — get tax advice before assuming either rate
Tax information is general guidance only and may not reflect current legislation. Always consult a qualified local tax adviser before purchasing or selling property.
Lifestyle Intelligence
Living in Indonesia
Beyond the investment numbers — what does daily life actually cost, and what does it look like?
Cost of Living
Monthly Budget Estimates
Single Person
$1,800 – $2,500/mo
USD equivalent, including rent.
Couple
$2,800 – $4,000/mo
USD equivalent, including rent.
| Expense | Typical Range |
|---|---|
| Rent (1-bed) | IDR 12–18 million/mo (Canggu villa with pool) · IDR 8–14 million/mo (Uluwatu, Bingin) |
| Rent (3-bed) | IDR 25–45 million/mo (prime Canggu/Uluwatu villas) |
| Groceries | IDR 2–4 million/mo (local markets) · IDR 4–7 million/mo (imported/Western groceries) |
| Dining out | IDR 3–8 million/mo (mix of warungs and Western-style restaurants) |
| Transport | IDR 1–2 million/mo (scooter rental + fuel) · IDR 4–7 million/mo (car) |
| Utilities | IDR 1–3 million/mo (electricity spikes with air conditioning use) |
| Entertainment | IDR 2–6 million/mo |
| Health insurance | USD 100–250/mo (international health insurance — Cigna, Allianz and similar providers) |
A family of four with two children in international school typically needs USD 5,000–7,000/mo, with school fees (USD 1,000–1,500/child/month) the largest single cost. Bali's cost-of-living index is roughly 25 (Numbeo, vs New York at 100) — among the most affordable markets on this platform for day-to-day living, separate from the property purchase itself.
Quality of Life
Lifestyle Scores
Safety
Crime rate, political stability, day-to-day security
Healthcare
Quality and accessibility of medical care
Climate
Weather, sunshine, and year-round liveability
Expat Community
Size and diversity of international resident base
Education
Quality and range of international schooling options
English Friendly
Daily life ease for English-only speakers
Education
Schools & Universities in Indonesia
Bali has a genuinely distinctive international school sector, ranging from sustainability-focused alternative education to conventional IB/British curricula, serving one of Southeast Asia's largest long-term digital-nomad and remote-work expat communities.
Available Curricula
Early Years (Ages 0–5)
A wide range of English-medium and alternative-pedagogy early years programmes operate across Canggu, Ubud and Sanur.
Primary (Ages 5–11)
Green School Bali (Sibang Kaja, near Ubud), Canggu Community School and Bali Island School (Sanur) between them cover the primary-age international market with genuinely different pedagogical approaches.
Secondary (Ages 11–16)
Canggu Community School and Bali Island School both offer IB Middle Years Programme through to secondary; Green School extends its model through secondary as well.
Sixth Form / Pre-University (Ages 16–18)
Canggu Community School, Bali Island School and Australian Independent School are all authorised IB World Schools offering the full IB Diploma Programme.
International Schools
Universities & Higher Education
Top Schools
Annual Fee Range
USD 8,000 – 20,000 (per child, varies by curriculum and campus)
Healthcare
Medical Care in Indonesia
Bali has good-quality private healthcare at a fraction of Western prices, anchored by BIMC Hospital and Siloam Hospital — adequate for most needs, with Singapore or Jakarta as the referral point for the most complex cases.
Public System
Private System
Health Insurance
Specialist Access
Top Facilities
Insurance Cost
USD 1,200–3,000 (individual)
Residency & Retirement
Visa Pathways
No formal retirement visa tied to leasehold property purchase. Indonesia's Second Home Visa (introduced 2023) offers 5- or 10-year residency from a deposit of roughly IDR 2 billion (~USD 130,000) placed in an Indonesian bank account — a separate route from property ownership itself, not something a Hak Sewa leasehold purchase confers automatically.
Bali is one of the most affordable markets on this platform for day-to-day living, though the leasehold ownership structure (see this market's own page) and lack of mortgage access mean the property itself is typically a larger up-front cash commitment relative to income than in mortgage-accessible markets.
Why expats & retirees choose Indonesia
- One of the most affordable day-to-day living costs of any market on this platform
- Green School Bali, Canggu Community School and Bali Island School anchor a genuinely distinctive, values-driven international school sector
- BIMC and Siloam provide good-quality private healthcare at a fraction of Western cost
- One of the largest and most established long-term digital-nomad/remote-work expat communities globally
- No mortgage access and a leasehold (not freehold) structure are real, structural differences from every other market on this platform — not oversights, the standard national framework
Climate
Annual Weather — Indonesia
South Bali (Uluwatu, Bingin, Canggu) has a tropical savanna climate with a genuine wet/dry season split, unlike equatorial Malaysia's year-round rain — a distinct dry season (Apr-Oct) makes this window meaningfully better for outdoor/surf lifestyle, and the wet season (Nov-Mar) brings heavier, more concentrated rainfall.
| Month | High °C | Low °C | Rain mm | Sun hrs/day | Humidity % |
|---|---|---|---|---|---|
| Jan▲ | 30 | 24 | 280 | 6 | 82% |
| Feb▲ | 30 | 24 | 260 | 6 | 81% |
| Mar | 31 | 24 | 180 | 7 | 79% |
| Apr | 31 | 24 | 100 | 8 | 76% |
| May★ | 31 | 23 | 60 | 8 | 73% |
| Jun★ | 30 | 22 | 40 | 8 | 71% |
| Jul★ | 29 | 21 | 30 | 9 | 69% |
| Aug★ | 30 | 21 | 25 | 9 | 68% |
| Sep★ | 30 | 21 | 35 | 9 | 70% |
| Oct | 31 | 22 | 80 | 8 | 74% |
| Nov | 31 | 23 | 160 | 7 | 78% |
| Dec▲ | 30 | 24 | 240 | 6 | 81% |
Climate normals, approximate (South Bali). ★ recommended months · ▲ peak heat / rain months.
Languages & Culture
Communication in Indonesia
Official Language(s)
English Proficiency
MediumFor day-to-day expat navigation
Widely Spoken
Common Expat Languages
Business Language
Indonesian / English
Indonesian uses the Latin alphabet, unlike several other markets on this platform — no script barrier for Western buyers, though legal/notarial (PPAT) documentation is in Indonesian and typically requires certified translation.
English is widely spoken in Bali's tourism, hospitality and expat-facing real estate sectors — South Bali's international community (Canggu, Uluwatu) operates largely in English day-to-day. Balinese is the everyday local language alongside Indonesian, distinct from the national language and a marker of Bali's own strong cultural identity within Indonesia.
Cost-of-living figures, named schools and hospitals are indicative and reviewed periodically, not live data — fees, admissions, accreditation and facility names can change. Confirm current details directly with the school or hospital, and current rent/cost figures with your PropSentral advisor, before relying on them for a relocation decision.
7 projects on PropSentral
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Click any pin to view project details. Map shows approximate locations.
COCO Development Group
Coco Hills
Bingin, Uluwatu, Bali, Indonesia
COCO Development Group
Amazona Jungle Resort
Kaba-Kaba, Bali, Indonesia
AMARA Development Group
Aura Wellness Resort
Lovina, North Bali, Indonesia
COCO Development Group
Azoria Living Suluban
Suluban Beach, Uluwatu, Bali, Indonesia
COCO Development Group
Azoria Living Uluwatu
Nyang Nyang / Nunggalan Beach, Uluwatu, Bali, Indonesia
COCO Development Group
The Coco Boulevard
Bingin, Uluwatu, Bali, Indonesia
COCO Development Group
The Coco Lifestyle Resort
Bingin, Uluwatu, Bali, Indonesia
Common questions about Indonesia
What is the cost of living in Indonesia for expats?
A single person typically budgets USD 1,800–2,500/month, and a couple USD 2,800–4,000/month, excluding property costs. A family of four with two children in international school typically needs USD 5,000–7,000/mo, with school fees (USD 1,000–1,500/child/month) the largest single cost. Bali's cost-of-living index is roughly 25 (Numbeo, vs New York at 100) — among the most affordable markets on this platform for day-to-day living, separate from the property purchase itself.
What are the best international schools in Indonesia?
Leading options include Green School Bali, Canggu Community School, Bali Island School, Australian Independent School. Bali has a genuinely distinctive international school sector, ranging from sustainability-focused alternative education to conventional IB/British curricula, serving one of Southeast Asia's largest long-term digital-nomad and remote-work expat communities.
What are the top hospitals and healthcare facilities in Indonesia?
Leading facilities include BIMC Hospital Kuta, BIMC Hospital Nusa Dua, Siloam Hospital. Bali has good-quality private healthcare at a fraction of Western prices, anchored by BIMC Hospital and Siloam Hospital — adequate for most needs, with Singapore or Jakarta as the referral point for the most complex cases.
Can foreigners get residency in Indonesia by buying property?
No standard residency-by-investment tied to leasehold property; Hak Pakai (right-to-use, up to 80 years total tenure) requires an existing KITAS/KITAP residency permit to hold, rather than granting one. Threshold: N/A for the standard Hak Sewa leasehold route this catalogue uses. N/A
What is the typical rental yield in Indonesia?
Gross rental yields typically range 8–12% per annum based on active listings on PropSentral. This is indicative, not a guarantee — see this market's own investment intelligence section for the full breakdown.
Is there capital gains tax on property in Indonesia?
Taxed as part of standard income tax rules for the applicable ownership structure — varies by whether the seller is an individual or a PT PMA; get structure-specific advice before assuming a rate
What is the climate like in Indonesia?
South Bali (Uluwatu, Bingin, Canggu) has a tropical savanna climate with a genuine wet/dry season split, unlike equatorial Malaysia's year-round rain — a distinct dry season (Apr-Oct) makes this window meaningfully better for outdoor/surf lifestyle, and the wet season (Nov-Mar) brings heavier, more concentrated rainfall. Best months to visit: May, Jun, Jul, Aug, Sep.
What languages are spoken in Indonesia?
The official language is Indonesian (Bahasa Indonesia). English is widely spoken in Bali's tourism, hospitality and expat-facing real estate sectors — South Bali's international community (Canggu, Uluwatu) operates largely in English day-to-day. Balinese is the everyday local language alongside Indonesian, distinct from the national language and a marker of Bali's own strong cultural identity within Indonesia.
Answers are indicative, based on PropSentral's own market data and general guidance — always confirm current rates, fees and eligibility with a qualified local adviser before acting.
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Ready to invest in Indonesia?
Browse developer-direct off-plan villas and resort residences across Bali. Compare unit types, lease terms and developers — then speak with a PropSentral advisor about Indonesia's leasehold ownership structures.
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