Bali's Construction Moratorium: What Is Actually Restricted in 2026
No island-wide ban on villa construction exists. What six regencies agreed to from 2026, why the south was not stopped, the official land data, and how to check a specific plot.
Topic
Buying process
The End of Grey Schemes in Bali: Nominee Ownership, Perda 4/2026 and Coretax
Why nominee land ownership in Bali is void by law, what Perda 4/2026 added, how the Coretax system now sees transactions and rental income, and which legal structures remain in 2026.
Bali Entry Rules in 2026: Documents, Tourist Levy and Visa Extensions
What you actually need to enter Bali in 2026: passport, e-Arrival Card, electronic customs declaration, the Rp150,000 Love Bali levy, visas and e-VOA — plus biometric extension rules and a checklist for a viewing or closing trip.
How Much Does a Bali Villa Cost in 2026: Prices by Area and What Drives Them
Median villa and land prices across Bali in 2026, a breakdown of build costs, off-plan versus completed villas, and the one-off costs on top of the sticker price.
Bali Villa Due Diligence: Legally Verifying the Property and the Deal Before You Buy
How legal due diligence on a Bali villa works in 2026: land certificate and encumbrances via the notary and BPN, zoning and setbacks, KKPR/PBG/SLF permits, the leasehold contract, payment structure. Timelines, cost and red flags.
Bali or the Gold Coast: why Australian capital is moving into Bali villas (2026)
We compare a Bali villa with a Gold Coast house for the Australian investor in 2026: entry price (AUD 1.17M vs USD 250K), yield (7–13% vs 4–5%), how an Australian legally holds (leasehold, Hak Pakai, PT PMA), the 20% non-resident tax and the credit under the Indonesia–Australia treaty, and moving AUD into rupiah.
Bali's Rice-Field Law No. 4/2026: why a villa on farmland is now a criminal matter
From 2026, converting a Bali rice field into a villa is a criminal offence, not a fine. We unpack Perda No. 4/2026: what is banned, up to 5 years in prison and fines up to 1 billion rupiah, the crackdown on nominee structures with confiscation risk, frozen conversion permits and a moratorium across 6 regencies. How to check a plot's zone before you pay a deposit.
Bali Closes PT PMA Registration: 18 KBLI Codes, Including Real Estate 68111
Since May 2026 Bali has stopped registering new foreign PT PMA companies under 18 KBLI codes — among them 68111 “real estate” and the accommodation codes. We break down what exactly was closed, who it affects, why the “villa + your own PMA” scheme no longer works, and which two legal entry routes are left for an investor.
How to vet a Bali developer: a 6-step checklist before you pay a deposit
What to check on a Bali property developer before wiring a deposit in 2026: the legal entity and NIB, land title and zoning, the KKPR/PBG/SLF permits, a track record of completed villas, a milestone-based payment schedule and the PPJB contract. Red flags and a clear investor checklist.
How to pay for a villa in Bali in 2026
How the money actually reaches a Bali developer in 2026: pay in Indonesian rupiah to a PT/PT PMA account, why you can't pay in crypto directly, what to fix in the contract, and how much to budget for fees.
Currency risk when buying a Bali villa: which currency to hold and pay in
Which currency to hold and pay in for a Bali villa in 2026. Why a falling rupiah doesn't hurt a buyer whose price is fixed in dollars, where your real FX risk actually sits, and how to hedge it.
How the deal is signed: the notary's role
Who the PPAT notary is, what happens at signing, which documents are exchanged and how a remote buyer completes the deal safely.
Selling your villa: exit done properly
When and how to resell a leasehold villa in Bali: what buyers pay for, how the remaining term prices in, and how to prepare the asset for exit.
From one villa to a portfolio: the reinvest path
How owners grow from a single villa to several: reinvesting cash flow, early access to new projects, and the compounding math of a villa portfolio.
Building your villa in the configurator
A guide to the DOMA configurator: four living scenarios, six villa systems, execution levels and an instant budget estimate sent to WhatsApp.
Leasehold in Bali: legal ownership for foreigners
What leasehold is, how it differs from freehold, what terms and extensions are realistic, what must be in the contract and which risks to check before buying.
Buying a villa in Bali remotely, step by step
The full remote purchase process: choosing a unit, document checks, contract, stage payments during construction, acceptance and handover to management.
KKPR, PBG, SLF: the developer's document pack
What KKPR, PBG and SLF mean, in what order they are issued, and which documents a developer must show you before you pay anything.
Stage-based payment plans from the developer
How interest-free stage payments work when buying off-plan in Bali: 30% down, act-based instalments, final payment at acceptance — and why it protects the buyer.
Construction stages: what happens between your payments
The construction timeline of a Bali villa stage by stage: foundation, structure, roof, finishes, fit-out — and what the buyer receives at each milestone.
Seven investor mistakes — and their antidotes
The seven most expensive mistakes buyers make in Bali — from green-zone land to verbal extensions — and the simple checks that prevent each one.
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