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Real Estate Investment in Bali. 13 Facts for Beginners 

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Ekaterina Orlova, Director of the International Investment Department of Intermark Real Estate, talks about the second most popular destination after Dubai according to Tripadvisor.

Fact #1

The Indonesian economy is one of the fastest growing in the world. The annual GDP growth has been 5% for 50 years. Inflation is lower than in Europe and the USA - about 5% in 2022. 

The population is actively growing and exceeds 270 million people (4th place in the world), and the middle class is rapidly increasing. According to forecasts, in 2024, Indonesian residents will make 1.4 billion trips, a significant part of which will be on trips from Jakarta to resorts. In particular, Bali.

Finally, Indonesia is one of the most politically neutral countries in the world, which was proved at the G20 summit held there.

Fact #2

Bali is a relatively young market that provides fantastic opportunities for investors. On the one hand, it is fully formed and has already developed locations with ready-made investment products. On the other hand, this market is not too regulated yet and allows you to get a relatively high income. Which is increasing at the moment due to the restoration of international tourism, the increase in occupancy of facilities, and rental rates.

The Bali market has its own nuances that an investor should take into account. For example, your bear the risk of investing in a project at the early stages of construction. On the other hand, during the construction period, you can earn unrealistic amounts – 30-60%, and in some cases 100%.

Fact #3

The real estate market has been affected by the pandemic. No income – no sales – no liquidity, and as a result, prices fall. However, Bali went through stagnation. Many digital nomads came to the island and stayed for more than three months. Therefore, for example, the owners of villas received 5-6% per annum.

Fact #4

It would not be correct to correspond to Indonesia and the tourism sector. In Jakarta and other major cities, the majority of residents are not tourists. But Bali, Lombok, and Gili are tourist centers.

The flow of foreigners is now recovering, and the occupancy rate at the facilities is approaching 80-90%. Although there are three times fewer people coming to the country than before the pandemic. The forecast for a further traffic increase is optimistic. In Bali, it is planned to build a second airport, a new port for cruise liners, Paramount Pictures Park, and Formula 1 tracks. The authorities are doing a lot to attract tourists.

Fact #5

The tourist infrastructure in Bali is concentrated in the south. Historically, the island developed from the airport. The new neighborhoods in Kuta and Seminyak are fully occupied already.

After that the developers turned their attention to Canggu and Berava – the most popular areas with dense buildings and narrow streets ... Only a few new projects are being built near the coastline, it is almost all settled. For example, the Canggu district is 97% built up, and there are no vacant lots near the ocean. Therefore, in the best case – the second line, but more and more often new construction is carried out in the depths of the island.

Most of the developers are moving their projects further west from Canggu to the area of Pererenan Beach and (and there are more such developers) to the Bukit Peninsula, with popular Instagram locations. It is possible to build there in specially designated tourist areas, which creates a construction limitation and increases demand...Bukit has many five-star hotels in Bali, and the Nusa Dua area held the G20 summit.

I want also to mention Ubud: it is less interesting for investment and is more popular for its own residence among expats, yoga lovers, and spiritual practitioners.

Examples of real estate in Bali
Villa for 534 861 euro in Canggu, Indonesia
534 861 €
Villa in Canggu, Indonesia
284 sq.m 2
Remote Transaction
The villa complex is located in Changgu district. The villas are fully furnished and decorated in a modern style. Each villa has a spacious living room, large bedrooms, a large pool in the garden and an additional pool on the roof. Leasehold for 25 years + 5 years guaranteed extension Professional property management VAT is included...
Intermark Global
Townhouse for 215 821 euro in Canggu, Indonesia
215 821 €
Townhouse in Canggu, Indonesia
79 sq.m 1
Remote Transaction
The complex of 11 townhouses is being built using materials of the highest quality. Each townhouse has a private plot of 79-92 sq. m and swimming pool. The price includes a full set of designer furniture, custom made. There is a Parking lot on the territory of the complex, from the windows of townhouses there are views of rice...
Intermark Global
Villa for 520 786 euro in Canggu, Indonesia
520 786 €
Villa in Canggu, Indonesia
280 sq.m 3
Remote Transaction
The residential complex includes fully furnished villas in a modern style. The price of each villa includes a private garden and a swimming pool. 3 lots out of 7 are available: - 3-bedroom villa of 280 sq.m on a plot of 237 sq.m - $555,000 (delivery in August 2024) - villa with 3 bedrooms with an area of 280 sq.m on a plot of 231 sq.m -...
Intermark Global
Apartment for 319 040 euro in Bukit, Indonesia
319 040 €
Apartment in Bukit, Indonesia
84 sq.m 1
Online Viewing Remote Transaction
The apartments are located in a premium project on the Bukit Peninsula, where the main tourist infrastructure and the best hotels of the island are concentrated. A 5-minute drive to the beautiful Melasti beach, close to beach clubs, golf courses and a branch of the famous expat school - Green School. Apartments on the ground floor of 84 sq.m....
Intermark Global
Apartment for 412 875 euro in Sanur, Indonesia
412 875 €
Apartment in Sanur, Indonesia
101 sq.m 1
Online Viewing Remote Transaction
A new hotel project for 192 apartments. The complex will be located in one of the most developed tourist areas of the island – Sanure. 1 bedroom - 101 sq.m (from 440,000 USD with 100% payment) 2 bedrooms - 204 sq.m (from 830.000 USD with 100% payment) Ocean view from the apartment, starting from the 2nd floor. Balconies with Jacuzzi....
Intermark Global
Villa for 553 628 euro in Canggu, Indonesia
553 628 €
Villa in Canggu, Indonesia
200 sq.m 4
Online Viewing Remote Transaction
A community of 20 villas with 4-6 bedrooms, fully finished and furnished. The villas around the perimeter offer views of rice fields. The price includes a private garden, a 4x11 m swimming pool, as well as a leasehold on land for 34 years - an extension is possible at the market price. Community infrastructure: gym, spa area, coworking,...
Intermark Global
Villa for 769 449 euro in Canggu, Indonesia
769 449 €
Villa in Canggu, Indonesia
265 sq.m 4
Remote Transaction
The premium villa is built using the highest quality materials and is furnished with custom-made designer furniture. The price includes: fully furnished, private plot of 259 sq.m., swimming pool 8,6x3,2 and Parking. Leasehold for 30 years with the possibility of extension. Professional real estate management. VAT is included in the...
Intermark Global
Villa for 441 026 euro in Bukit, Indonesia
441 026 €
Villa in Bukit, Indonesia
171 sq.m 2
Online Viewing Remote Transaction
Ready-made villas in a recently commissioned project from the owners - income immediately. Ready–made objects are a rarity for Bali, villas have a hyped account on Airbnb and already generate rental income. The price includes: leasehold for 45-49 years with the possibility of extension to 97 years, a plot of 220 sq.m, furniture and equipped...
Intermark Global
Villa for 1 548 282 euro in Canggu, Indonesia
1 548 282 €
Villa in Canggu, Indonesia
465 sq.m 5 6
Online Viewing Remote Transaction
The modern villa is located on a plot of 460 sq.m., includes 5 bedrooms, 6 bathrooms, a swimming pool and a roof terrace with ocean and river views. The price of the villa includes finishing and full furniture. Leasehold for 30 years with the possibility of extension VAT is included in the price Professional property management...
Intermark Global
Villa for 1 079 106 euro in Bukit, Indonesia
1 079 106 €
Villa in Bukit, Indonesia
361 sq.m 4
Remote Transaction
A project with 22 villas on the Bukit Peninsula, where the main tourist infrastructure and the best hotels of the island are concentrated. A 5-minute drive to the beautiful Melasti beach, close to beach clubs, golf courses and a branch of the famous expat school-Green School. A 4-bedroom villa of 361 sq.m on a plot of 452 sq.m with a swimming...
Intermark Global
Apartment for 421 320 euro in Bukit, Indonesia
421 320 €
Apartment in Bukit, Indonesia
103 sq.m 1
Online Viewing Remote Transaction
Apartments in a premium project on the Bukit peninsula, where the main tourist infrastructure and the best hotels of the island are concentrated. A 5-minute drive to the beautiful Melasti beach, close to beach clubs, golf courses and a branch of the famous expat school–Green School. Apartment on the 2nd floor of 103 sq.m. - private pool and...
Intermark Global
Villa for 281 506 euro in Ubud, Indonesia
281 506 €
Villa in Ubud, Indonesia
120 sq.m 3
Online Viewing Remote Transaction
A guarded complex of 4 villas by the river, near the entire infrastructure of Ubud. The villas are located on private plots with swimming pools and gardens. Full finishing and turnkey furniture are included in the price. 3 villas are available for purchase: - 3-bedroom villa of 120 sq.m on a plot of 409 sq.m - $300,000 - 3-bedroom villa of...
Intermark Global
Townhouse for 553 628 euro in Jimbaran, Indonesia
553 628 €
Townhouse in Jimbaran, Indonesia
168 sq.m
Online Viewing Remote Transaction
Finished townhouse in a recently completed project from the owner - income immediately. This townhouse has an established Airbnb account and is already generating rental income. Included in the price: leasehold for 45 years with the possibility of extension up to 97 years, plot 212 sq.m, furniture and equipped kitchen, swimming pool, parking....
Intermark Global
Apartment for 196 116 euro in Canggu, Indonesia
196 116 €
Apartment in Canggu, Indonesia
60 sq.m 1
Online Viewing Remote Transaction
New development in the centre of all infrastructure in the most popular tourist area of Changgu. 5 minutes by bike to Berawa beach and all infrastructure including Atlas and Finns beach clubs. Supermarkets and pharmacies within walking distance. The price includes: high quality construction and finishing, premium sanitary ware, furniture, 5...
Intermark Global
Villa for 308 718 euro in Ubud, Indonesia
308 718 €
Villa in Ubud, Indonesia
230 sq.m 3
Online Viewing Remote Transaction Cryptocurrency payment
A new complex of designer view villas in Ubud. The occupancy rate of ready-made villas of this developer in Ubud reaches 90%. Number of units in the project: 15 villas The price includes: high quality construction and finishing, premium plumbing, furniture, infinity pool, private well, house Parking Leasehold: 25 years with the right to...
Intermark Global
Villa for 177 349 euro in Ubud, Indonesia
177 349 €
Villa in Ubud, Indonesia
100 sq.m 1
Online Viewing Remote Transaction Cryptocurrency payment
A new complex of designer view villas in Ubud. The occupancy rate of ready-made villas of this developer in Ubud reaches 90%. Number of units in the project: 15 villas The price includes: high quality construction and finishing, premium plumbing, furniture, infinity pool, private well, house Parking Leasehold: 25 years with the right to...
Intermark Global
Townhouse for 276 814 euro in Canggu, Indonesia
276 814 €
Townhouse in Canggu, Indonesia
210 sq.m 2
Online Viewing Remote Transaction Cryptocurrency payment
A complex of newly commissioned 3-storey townhouses in the center of the most popular area of Bali, 3 minutes by bike to Berava beach. The species characteristics will remain, the neighboring land belongs to the state and will not be built up. Number of units in the project: 8 townhousesThe price includes: finishing and furnishing, a plot of 100...
Intermark Global
Apartment for 187 671 euro in Canggu, Indonesia
187 671 €
Apartment in Canggu, Indonesia
80 sq.m 1
Online Viewing Remote Transaction Cryptocurrency payment
Two 1-bedroom apartments from $ 200,000 to $ 225,000 from the owner in the project with delivery in six months. Units from the developer are no longer on sale. The price is reduced due to urgency. The market price of similar apartments is $235,000The main tourist location, a popular area between Seminyak and Changu with dense buildings and...
Intermark Global
Apartment for 328 424 euro in Canggu, Indonesia
328 424 €
Apartment in Canggu, Indonesia
124 sq.m 2
Online Viewing Remote Transaction Cryptocurrency payment
Apartment with 2 bedrooms from the owner in the project with delivery in six months. Units from the developer are no longer on sale. The price is reduced due to urgency.The main tourist location, a popular area between Seminyak and Changu with dense buildings and developed infrastructure - restaurants, beach clubs, shops, schools, medical...
Intermark Global
Villa for 328 424 euro in Uluwatu, Indonesia
328 424 €
Villa in Uluwatu, Indonesia
136 sq.m 2
Online Viewing Remote Transaction
A complex of 24 villas with an area of 136 to 153 sq.m. on a closed territory of 77 acres, of which 41 acres is a common space with a garden and a recreation area by the river. The projected price increase is from 50% during construction.The price includes: high-quality finishes made of natural materials, panoramic windows, 8 m ceilings, a...
Intermark Global

Fact #6

The quality of construction in Bali is a big concern. Demand is high, and many developers enter the market to make money fast. Therefore, we always pay attention to the track record and quality of developers, and we visit all the properties ourselves.

In Bali, there are already completed projects where the quality is so poor that the villa requires to repair a few weeks after the start of operation. Due to quality problems in Bali, there are delays in the commissioning of projects: it is not always clear how many times workers will redo everything. It is fundamentally important to have a representative who monitors the construction site.

The other side of this problem is that the island does not have unfinished buildings. It is easier and cheaper for a developer to build something and hand it over than not building it at all. Therefore, it is necessary to be extremely careful when choosing a project for investment...

Fact #7

There are two ways to make money in Bali.

You can invest in ready–made projects, although they are hard to find. Almost everything is sold at the off-plan stage - usually, reselling or secondary properties. Such facilities are managed by their own operators of development companies – when choosing a high-quality project, you can receive 9-15% per annum from short-term rental. The figures seem high, but we are ready to present our calculations to any interested investor…

The second method is speculative – to invest in presale and resell by assignment before putting the facility into operation. During the construction period, an object can gain up to 60% in price.

Fact #8

Foreigners are prohibited from owning land in Indonesia; they can rent it from an Indonesian citizen. This is a purchase in a leasehold, with the right of a long-term lease, as, for example, in Thailand.

But unlike Thailand, the lease term in the country is not unified and depends on the developer's agreements with the owner. The initial period included in the price is 25-45 years. There is a priority extension period, which is also included in the contract. It is possible to extend the contract at the end of the first term by paying a certain market price. Now it is $1,000 per year of the extension.

The priority extension period also varies from zero to 50 years. When both the initial and priority period ends, the owner can agree on further prolongation. It is no longer guaranteed by the contract, so the owner of the land can refuse to renew.

Fact #9

The second form of ownership is the right to build an HGB – an analog of a freehold. A foreigner can open a company in Bali, be the sole owner, and issue an HGB right to this company. But such a scheme is only available when buying a villa or detached house.

Important! When you sell an object with an HGB right to an Indonesian, it is converted into a full-fledged freehold.

The right of HGB is extended according to the scheme of 30-20-30 years, and it is not limited to 80 years.

If we talk about apartments, then their ownership of them will always be a leasehold, even for the Indonesians themselves.

Fact #10

Mortgages are not issued to foreigners in Indonesia. Developers offer installments. Moreover, most developers will not accept 100% payment for the object and will not give a discount. The initial payment is 30%, and then – the payment is according to an individual schedule agreed upon with the developer: quarterly or monthly until the end of construction.


Fact #11

There are three ways to pay for real estate in Indonesia:

swift transfer from banks that are not under sanctions
through cryptocurrency – developers accept crypts on their crypto wallets,
payment in rubles is actually through a transfer in cryptocurrency, but we will help those who do not understand it.

Fact #12

The most affordable offer in Bali in our portfolio is $165 thousand. Additional expenses – 12% (11% – VAT, 1% – notary services).

There is also a personal income tax in Indonesia. Officially, the rate is 20% of net income. But almost all developers' management companies can optimize the rate to an effective 10%. In any case, the investor does not need to worry about paying this tax, because the management company acts as the tax agent of the investor and transfers the already "cleared" income to him.

Fact #13

Most management companies do not restrict owners in any way in the right to stay in their apartments or villas. The exception is a couple of large developers who have this period of 30 days a year…

However, when making a deal, you can choose another investment program and agree on special conditions.

Please contact Ekaterina Orlova, Director of an International Investment Department at Intermark Real Estate, for advice on foreign real estate investment.

Photos: Prian, unsplash.com (Cassie Gallegos)

Quoting conditions of Prian.info materials

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