Navigating the Latest Bali Property Regulations in 2023: What Investors Need to Know

img Adiel Bukitvista | March 23, 2023

Property market has been booming for years, so Bali property regulations keep updating. However, with growth comes regulation, and keeping up with the latest property rules and regulations is essential for anyone looking to invest in the island’s property market. 

In this article, we’ll explore the latest Bali property regulations and provide investors with the information they need to stay compliant and avoid any legal issues.

Overview of Bali Property Regulations

bali property regulations
Understanding bali property regulations is important before investing.

Bali property regulations are complex and it is important to understand the requirements and restrictions before investing in the market.

Regulations surrounding property ownership in Bali state that foreigners cannot own land in Indonesia, including in Bali, but can own a property through a leasehold agreement or a Hak Pakai title. 

The property ownership process involves obtaining a land certificate, conducting due diligence, obtaining the necessary permits and licenses, and registering the property with the relevant authorities. 

Based on Bali property regulations, property taxes include a transfer tax, a land and building tax, and an income tax on rental income. It is essential to work with a reputable notary and seek legal advice to ensure compliance with the regulations and avoid legal issues.

Why You Need To Stay Compliant with the Bali Property Regulations

Staying compliant with Bali property regulations is crucial to avoid several things that can harm your investment. Staying compliant with property regulations is important for several reasons:

  1. Legal compliance: Compliance with Bali property regulations is a legal requirement. Failure to comply with these regulations can result in legal penalties, such as fines, lawsuits, or even criminal charges.
  2. Protection of tenants and residents: Bali property regulations are put in place to ensure the safety and well-being of tenants and residents. Compliance with these regulations helps to minimize the risk of accidents or harm to tenants and residents.
  3. Protecting property values: Compliance with Bali property regulations can help protect property values by ensuring that properties are maintained to a certain standard. This can also help attract and retain tenants.
  4. Maintaining reputation: Non-compliance with Bali property regulations can harm an investor’s reputation in the industry and among tenants, making it difficult to attract new tenants and secure financing for future property investments.
  5. Avoiding financial losses: Non-compliance with property regulations can result in significant financial losses through legal penalties, property damage, and lost rental income. Staying compliant can help minimize these risks and protect an investor’s financial interests.

bali property regulations
There are variety types of property in Bali that investor can invest. Image by Bukit Vista

Types of Property in Bali

Bali is a popular tourist destination, and there are several types of vacation houses available for investor to invest. Here are some common types of vacation houses in Bali:

Villas: Villas are a popular type of vacation house in Bali. They can range from small one-bedroom villas to large luxury villas with multiple bedrooms and private pools.

Bungalows: Bungalows are small, standalone houses that are popular for short-term vacation rentals in Bali. They can offer a more intimate and private experience for visitors.

Apartments: Apartments are another popular type of vacation house in Bali, particularly in more urban areas. They can range from small studio apartments to larger, multi-room apartments.

Guesthouses: Guesthouses are similar to villas in that they are standalone houses, but they are typically smaller and more affordable. They are popular for budget-conscious travelers.

Homestays: Homestays are a type of vacation house where visitors stay in the home of a local host family. They can offer a more immersive cultural experience for visitors.

Treehouses: Treehouses are a unique type of vacation house in Bali that offer a one-of-a-kind experience for visitors. They can be small or large, and are often built among the trees in a jungle or forest setting.

It’s important to note that regulations and permits can vary for different types of vacation houses in Bali and we’re going to discuss it more deeply through this article, so keep continuing!

Madeira inn villa featured
Villa is one of the most popular property types in Bali

Understanding Legal Requirements of Bali Property Regulations

Foreigners who want to own property in Bali are required to comply with several legal requirements, which are as follows:

  1. Obtain a valid Indonesian Tax Identification Number (NPWP).
  2. Register a local company, which is a common method for foreigners to acquire property in Bali.
  3. Obtain a building permit (IMB) and other relevant permits to ensure the property is legally constructed and compliant with local regulations.
  4. Ensure that the land or property is not located in a protected area, such as a nature reserve, and is not subject to any land disputes or claims.

Types of property ownership options:

There are two main types of property ownership options available to foreigners in Bali: leasehold and freehold.

  • Leasehold: 

This type of ownership allows a foreigner to lease the property for a set period of time, usually between 25 to 30 years. The lease can be renewed at the end of the term, but the renewal process can be complicated and subject to negotiation. 

The leasehold option is a popular choice for foreigners who want to invest in Bali’s property market without committing to a long-term investment.

  • Freehold: 

This type of ownership allows a foreigner to own the property outright, with the title deed registered under their name or their company’s name. However, the Indonesian government limits foreign ownership of freehold property to certain types of properties, such as apartments or villas within a complex. 

The freehold option is a more permanent and secure investment for foreigners, but it requires a significant financial investment and a complex legal process.

Types of Property and The Regulation

The Bali property regulations can impact different types of property investments in various ways. Here’s a breakdown of how the regulations can affect each type of property investment:

  1. Residential Property:
  • The legal requirements for foreign buyers and property ownership options apply to residential properties, such as villas and apartments.
  • Foreigners can own a freehold residential property under certain conditions, such as purchasing the property through a local nominee or setting up a foreign investment company.
  • The rental market for residential properties is subject to local regulations and tax laws, which may vary depending on the type of property and rental agreement.

2. Commercial Property:

  • Foreign ownership of commercial property in Bali is subject to stricter regulations compared to residential property.
  • The Indonesian government limits foreign ownership of commercial property to certain types of businesses, such as tourism, education, and healthcare.
  • Foreigners who want to invest in commercial property in Bali may need to comply with additional legal requirements, such as obtaining a special business license.

3. Land:

  • Foreign ownership of land in Bali is restricted, and foreigners are not allowed to own land outright.
  • Foreigners can lease land for a maximum of 25 years, with an option to renew the lease.
  • The Indonesian government also limits foreign ownership of land to certain types of land, such as land for building a house or for business purposes.

How To Stay Compliant with the Bali Property Regulations

Here are the best practices for staying compliant with the latest Bali property regulations

1. Stay informed: 

Keep up-to-date with the latest Bali property regulations and laws at the local, state, and federal levels. Regularly check for changes in regulations that may affect your property investments.

2. Hire professionals:

Consult with professionals such as attorneys, accountants, and real estate agents who have expertise in property regulations. They can provide valuable guidance on how to stay compliant.

3. Document everything: 

Keep thorough records of all your property-related transactions and activities. This includes leases, property management contracts, tenant applications, and all communication related to your property.

4. Conduct regular property inspections: 

Regularly inspect your properties to ensure they meet all safety and health requirements, as well as any other regulations.

5. Comply with zoning laws: 

Make sure your property is zoned appropriately for its intended use and comply with all zoning regulations.


Resources and tools available for investors to stay up-to-date on changes in regulations:

1. Bali Real Estate Association (REI): 

The REI is a professional organization for real estate investors in Bali that provides updates on industry-related legislation and regulations.

2. Indonesia Investment Coordinating Board (BKPM): 

The BKPM is a government agency that oversees foreign investment in Indonesia. They can provide information on property regulations and legal requirements for foreign investors.

3. Ministry of Agrarian Affairs and Spatial Planning/National Land Agency: 

This government agency is responsible for land and property regulations in Indonesia. They can provide information on land acquisition, zoning regulations, and property ownership requirements.

4. Bali Provincial Government 

The Bali Provincial Government website provides information on local regulations and requirements related to property investment and development.

5. Legal firms and consultants

There are many legal firms and consultants in Bali that specialize in property law and can provide advice and guidance on compliance with property regulations. 

Let’s meet with our expert in real estate and legal services for property in Bali, Heritage Bali, that already helps our partner to achieve their dream investment. 

It’s important to note that property regulations and laws can change frequently, so it’s recommended to regularly check these resources for updates and changes. Contact us today here for further consultation

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Bukit Vista can help you connect with our trusted real estate partners & legal service for your property investment questions


Investing in property in Bali can be a great opportunity, but it’s important to stay compliant with the latest regulations to avoid legal problems.

If you are considering investing in property in Bali or renting a vacation property, it is important to consult with a trusted and experienced property management company.

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