Buying Property in Bali as a Ukrainian: Transfers, Taxes and Risks

Can a Ukrainian buy property in Bali? Yes, on the same terms as any foreigner: a long-term leasehold or an HGB title through a PT PMA company, never freehold. What is different for Ukrainians is moving the money, taxes back home and the scams that target Ukrainian-speaking buyers. I work with Ukrainian investors and collaborated with the Embassy of the Republic of Indonesia in Ukraine, so this is the checklist I use with Ukrainian clients.

What Ukrainians Can Buy in Bali

Like all foreigners, Ukrainians cannot hold Hak Milik (freehold). The most common route for individual Ukrainian investors is a leasehold of 25–30 years with extensions of up to 80 years. The PT PMA route needs an investment plan of about $700,000 and $250,000 of paid-up capital.

How to Transfer Money From Ukraine: NBU Limits

• The National Bank of Ukraine's annual e-limit for individuals is €50,000 for transfers abroad
• Since September 2024, card payments for real estate (MCC 6513) are capped at about ₴500,000 (about €9,935) a month
• Larger purchases need a funding plan over several years or accounts outside Ukraine

Losing a deposit hurts more when you cannot quickly send money again, so never pay one before the documents are checked.

Taxes: Double Taxation Treaty and Military Levy

Ukraine and Indonesia have a convention on the avoidance of double taxation, so tax paid in Indonesia can be credited against Ukrainian tax liabilities. When you calculate rental ROI, include the military levy, which rose to 5% in January 2025.

Risks That Target Ukrainian Buyers

In 2024 the Bali real estate association (AREBI) recorded more than 180 official complaints about property fraud. Some 'sellers' deliberately approach Ukrainian-speaking investors, use pressure tactics and count on them knowing less about local law. AI-generated fake listings are also growing. And Indonesia has no building control as strict as in Ukraine or the EU, so a physical inspection is essential. Real cases: Bali real estate scams and villa due diligence.

Step-by-Step Plan for Ukrainian Buyers

• Choose the structure: leasehold or PT PMA
• Plan the transfers around the NBU limits before you commit
• Check zoning and the PBG and SLF permits
• Pay the deposit only through a notary who can provide documents in English or a certified Ukrainian translation
• Inspect the property in person or through an independent expert

There is a large Ukrainian community in Bali, so support and recommendations are easy to find. If you would like to talk it through in Ukrainian, book a free consultation.