Land

Not as freehold (Hak Milik), which is reserved for Indonesian citizens (Law 5/1960, art. 21); a nominee arrangement is void by law (art. 26). A foreigner can lease a plot through a notarial lease deed, or build through a PT PMA company holding a Hak Guna Bangunan (HGB). Of our 62 analysed listings, 46 plots are offered as leasehold and 12 as freehold. Choose the structure with a notary (PPAT).

One are equals 100 m², so 10 are make 1,000 m². To compare leasehold plots, divide the price by the area and then by the years left on the lease: a cheaper plot with 17 years left can cost more per year than a dearer one with 30. On our listings, the median lease is 27 years.

Sellers use the colours of the official spatial plans (RTRW and RDTR): pink usually marks tourism use, yellow housing, and green farmland, where building is restricted. Check the parcel yourself on GISTARU, the online map of the land ministry (ATR/BPN), and have a notary confirm the permitted use (KKPR) before paying.

As a rule, no. Governor Instruction 5/2025, published in December 2025, orders every Bali regency to refuse the conversion of rice fields and protected food farmland (LP2B, LBS). Law 41/2009, amended in 2023, provides for up to 5 years in prison and an IDR 1 billion fine for illegal conversion. A plot sold with a “rice-field view” must itself lie outside these zones.

For a transfer of land title: BPHTB paid by the buyer, up to 5% (Law 1/2022, art. 47), the 2.5% final income tax paid by the seller (GR 34/2016) and the PPAT notary fee, capped at 1% of the price (GR 24/2016). Before building, you then need a building approval (PBG, GR 16/2021).