Indonesia (Bali)
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ENTRY FROM
$90 000
TRUSTMONT commercial benchmark
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YIELD
7–10%
guidelines for individual projects
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KEY PRINCIPLE
not ownership of land
Right of Use (Hak Pakai), HGB through a PT PMA, or leasehold are not the same as the right of ownership (Hak Milik)
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RESIDENCY
Not provided
KITAS, Golden Visa — Specific Grounds for Immigration
Why Indonesia (Bali)
One of the most recognizable resort markets in Southeast Asia. The main product for foreign buyers is professionally managed villas and serviced apartments.
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Leasehold — the primary model
A long-term lease agreement for land, a villa, or a unit; not a title to ownership.
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Hak Pakai / HGB
The registered forms of ownership available to a foreigner—whether through a PT PMA—do not constitute perpetual ownership.
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Ban on nominee structures
Registering land in the name of a local nominee does not create a registered right for a foreign national.
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Professional Management
Rental pool and hotel management — revenue depends on the operator and occupancy rates.
Types of Real Estate
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Hak Pakai
A registered right of use in the name of a foreign national, valid for a fixed term with the possibility of renewal.
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HGB via PT PMA
A development rights issued in the name of an Indonesian legal entity requires actual business operations.
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Leasehold / Hak Sewa
A lease agreement for land, a villa, or a unit does not constitute a registered property right.
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Off-plan
Prior to registration, this is merely a contractual requirement for the developer.
Key Locations
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POPULAR
Changu / Berawa
High demand and well-developed infrastructure
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POPULAR
Umala / Seminyak
A well-established premium rental market
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PREMIUM
Bukit / Uluwatu
Premium ocean segment
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NICHE
Ubud
Wellness and Cultural Tourism
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SELECTIVE
Sanur
Family and long-term demand
Taxes and Expenses
| Tax | Rate | Comment |
|---|---|---|
| BPHTB | on a case-by-case basis | Applies to registered land rights; leasehold—separately |
| PPh Final | individually | Landlord Income Tax and Withholding at Source |
| PBB-P2 | annually | Local Tax on Land and Buildings |
| Calculations | IDR | Withdrawing funds requires an AML check and verification of the source of funds |
Foreigners are generally not permitted to own Hak Milik. Purchasing real estate does not grant a residence permit, permanent residence, or Indonesian citizenship.
How We Help
The full cycle—from candidate selection to closing the deal.
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Property Selection
Projects with a clear legal framework and a transparent financial model.
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Legal Review
Coordination with an Indonesian attorney, a Notaris/PPAT, and a zoning specialist.
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Transaction Support
Review of contracts, payment terms, permits, and facility handover.
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Post-Purchase Support
Coordination of the operator, tax registration, and reporting.
A return of 7–10% is a guideline for individual projects and depends on the terms of the contract, occupancy rates, and the leasehold term. Nominee structures are excluded from TRUSTMONT’s offer