Frequently asked questions

Bali continues to thrive as one of the world’s most desirable lifestyle and tourism destinations. With thousands of visitors arriving daily — and more people choosing Bali for long-term living, remote work, or retirement — the demand for quality villas and land continues to grow. However, not every part of Bali is ideal for new investments. This has been tested by time, as investors have seen returns in areas like Kuta, Seminyak and now even Canggu, begin to diminish. However, Uluwatu — becoming the new hotspot of Bali — is seeing an enormous demand for well positioned and well built holiday and permanent rental villas. The attraction that protects your investment in Uluwatu from the decline in returns that other areas are experiencing, is thanks to the natural beauty of the region. With pristine white sand beaches, breathtaking cliffs, world class waves and well designed road systems, Uluwatu has an uncapped growth potential - one that other areas in Bali simply can’t match. So whether you're seeking rental returns, capital growth, or a tropical retreat, investing in Uluwatu’s property with our expertise, is an offer you simply can’t miss.

Yes, you can. And many of our clients complete purchases remotely. We offer:

- Virtual property tours when available
- Video calls with our team
- Legal coordination via power of attorney.

‍We’ll manage the entire process on your behalf — from viewing to closing — securely and transparently.

Here’s a simple example:

- Purchase price: $400,000
- Annual avg. nightly rate: $400
- Monthly avg. operating costs including booking commissions: $3500
- Annual avg. occupancy: 80%
- Annual net income: ~$74800
- ROI: ~18%
- Payback period: Around 5–6 years

We’ll help you run the numbers based on real data — not just estimates.

You’ll need:

- PBG (Building Approval Permit – replaces IMB)
- SLF (Operational Feasibility Certificate – confirms the building meets all safety & use standards)
- Land certificate (Freehold, Leasehold, or HGB)
- Zoning map & land use verification

If anything is missing, our legal team can help resolve it before listing or purchasing.

In Bali, property typically falls under two main ownership structures:

- Leasehold (Hak Sewa): This gives you the right to use the land for a fixed period (usually 20–30 years on a new lease, often renewable). It's the most common method for foreign investors in the region.

- Freehold (Hak Milik): Full ownership of the land, but only available to Indonesian citizens. Foreigners can access Freehold properties by setting up a foreign-owned company (PT PMA) and using a Hak Pakai certificate, which legally holds the asset while staying compliant with Indonesian property laws.

We’ll guide you through whichever structure fits your goals best.

Zoning regulations determine what can be built on a specific piece of land — and they should be considered when leasing land or planning a development. For example:

- Tourism Zones (Pink Zones) allow for villas, resorts, and commercial buildings.

- Green Zones are protected and have restrictions on what can be built.

Buying land in the wrong zone can lead to legal trouble, so we always perform zoning checks during the due diligence process, before purchasing any property.

Off-plan (pre-construction) projects offer:

1. Lower entry prices - completed villas usually sell for more.
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2. Flexible payment terms - payments are usually made in installments based on build progress.
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3. High appreciation potential - an investment of $300 000 today, may be worth $400 000 in one year's time after the villa is completed.
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4. Customization options during build - getting involved early in the build process can enable modifications to suit your needs better.
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5. Higher ROI upon completion - due to increased demand for your villa, that you bought at a lower price than current market value.

We only work with trusted developers and oversee the legal and due diligence process from start to finish.

Typical fees for both leasehold and freehold include:
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- 1% Notary tax (usually paid by the buyer)
- Agency commission (when selling with us)
- Legal and due diligence fees (usually paid by the buyer). 

Typical transfer taxes include:

- For freehold: 2.5% sellers tax, 5% buyers tax (often negotiated between parties). 
- For leasehold: 10% lease transfer tax (often negotiated between parties).

We'll give you a full breakdown based on your specific deal — no hidden surprises.