The questions you'd ask a lawyer first, answered with one.
No freehold for foreigners, and we say so in line one. Every guide names who reviewed it and when it was last updated.
Can Australians buy property in Bali?
Structures, limits, the 2026 answerUpdated 1 Sept 2026 · reviewed by [Indonesian land lawyer, name]02Hak Pakai, Hak Sewa, PT PMA compared
Cost, control, term, exitUpdated 1 Sept 2026 · reviewed by [Indonesian land lawyer, name]03What a Bali villa actually costs an Australian, in AUD
BPHTB, notary, PT PMA, transfersUpdated 1 Sept 202604The Bali property due diligence checklist
What to ask any developer, including usUpdated 1 Sept 202605Is it safe to buy property in Bali? An honest answer
Including the July 2025 Bingin demolitionsUpdated 1 Sept 202606The ATO and your Bali rental income
Worldwide income, DTA credit, CGTUpdated 1 Sept 2026 · reviewed by [Australian accountant, name]Bali property FAQ
The long tail, in short answersCan Australians own a villa in Bali?
Not as freehold. Foreign nationals cannot hold Hak Milik. You buy either a long leasehold (Hak Sewa, typically 25–30 years with an extension option) or a right‑to‑build (HGB) through an Indonesian foreign‑investment company (PT PMA). We publish which structure applies to each project and quote the renewal clause in full.
What does it really cost, in AUD?
The villa price plus 8–12% in transaction costs: BPHTB transfer tax, notary, due diligence and, if you use one, PT PMA set‑up. We show the total in A$ at the ECB reference rate with the date, and the full price list goes out on registration.
How does the ATO treat rental income from Bali?
Australian residents are taxed on worldwide income. Indonesian tax paid is generally credited under the double tax agreement. Capital gains on sale are assessable, with the 50% discount if held over 12 months. We are not licensed to give financial advice; our guide is reviewed by an Australian accountant and links to the ATO pages.
What return should I expect?
One model, three scenarios including a downside case, with the occupancy source and date. Tropical Loft has paid out about 11.5% actual rental return over 13–14 months, verified by a third party. La Casa Española II is a projection and is labelled as one.
What about the July 2025 demolitions in Bingin?
Forty‑eight unpermitted structures on state land in the coastal green belt were removed. Our Bingin plots sit outside that belt; the zoning classification with map, number and date is the first document on each project page.
Can I see a finished villa before I commit?
Yes. Book an inspection on your next Bali trip: pick‑up from Seminyak or Canggu, about two hours, no obligation. If you are not flying up this season, take the live video walk‑through instead.
Can you show me the villa live on video?
Yes, on Zoom, FaceTime, WhatsApp video or Google Meet. Thirty minutes from the site or from a finished villa, booked at an hour that suits you in AEST or AWST. You decide where the camera points: open a cupboard, look under the slab, or ask us to read a permit number off the document on screen. Bring your lawyer or your accountant onto the call. We record it and send you the file.