Topic
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.
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 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.
Commercial tourist activity is legalised not by changing the zone, but by a KKPR confirming a specific commercial KBLI code on those coordinates. We break down the ITBX matrix, Article 96 of Perda Bali 2/2023, and what changed in 2026.
How to legally rent out a Bali villa in 2026: the 7 permits a foreign owner needs (PT PMA, NIB, KBLI 55193, PBG, SLF, NPWPD), the 31 March 2026 delisting deadline for Airbnb and Booking, fines and deportation for illegal rentals, and an honest yield calculation.
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.
Where a Bali villa gets its water, how a well differs from PDAM and tanker delivery, what the SIPA permit required from 2026 is and the fine for going without it. Water shortage by district, maintenance costs and how to check the water supply before buying a villa.
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.
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.
Is a Bali leasehold inheritable, and how do you pass a villa to your children in 2026? What actually transfers to heirs, the inheritance clause a PPAT notarial deed needs, Hak Sewa vs Hak Pakai vs PT PMA, the BPHTB transfer duty of up to 5%, an Indonesian will, and the common mistakes.
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.
Which visa fits a villa owner: visit visas, multiple-entry, investor KITAS and second-home options — costs, terms and practical routes.
Two ways to hold a Bali villa: a personal leasehold or a foreign-owned PMA company. Costs, obligations, taxes and who each structure suits.
Who the PPAT notary is, what happens at signing, which documents are exchanged and how a remote buyer completes the deal safely.
Property damage, guest liability and loss-of-income cover for a Bali rental villa: what to insure, what it costs and what owners usually skip.
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.
Green, yellow, pink and orange zones — what can be built in each, what a buyer risks on wrongly zoned land, and how to verify zoning before the deal.
The full remote purchase process: choosing a unit, document checks, contract, stage payments during construction, acceptance and handover to management.
What KKPR, PBG and SLF mean, in what order they are issued, and which documents a developer must show you before you pay anything.
Which taxes a foreign villa owner pays in Indonesia: rental income tax, land & building tax, transfer costs — with realistic numbers.
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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