How to Buy a Villa in Bali as a Foreigner (2026 Guide)

Can a foreigner buy a villa in Bali? Yes, but not as freehold. You buy on a long-term leasehold, typically 25–30 years with extensions of up to 80 years, or through a foreign-owned company (PT PMA) that holds a Right to Build title (HGB). In 2026 the second question matters just as much: does the villa have its building permits? Below are the steps I follow with clients, what to check and what villas cost today.

Step 1: Choose How You Will Own the Villa

Most individual buyers use leasehold, and the lease term is part of the price. In my current listings, villa leases run from 28 years in Ubud to 80–90 years in Uluwatu, so compare the price per year of lease, not only the headline price. The PT PMA route requires an investment plan of about $700,000 with $250,000 of paid-up capital, and it is also the main route to a mortgage in Bali.

Step 2: Check Zoning and Building Permits

Since the 2025 construction moratorium, a villa built without a PBG building permit or an SLF completion certificate will not be legalised after the fact. Ask for both documents and confirm the land's zoning: red and pink zones allow rentals, yellow is mainly residential, and construction in green zones is illegal. Discounted villas from rule-bending developers are now the riskiest deals on the market.

Step 3: Negotiate, Pay the Deposit via a Notary, Run Due Diligence

• Agree the price, ideally with a local representative who knows the community council (banjar)
• Pay the deposit only through an authorized notary
• Audit the ownership titles, especially on inherited family land
• Verify zoning compliance and building coefficients
• Confirm that every contract is legal, and inspect the site with a structural engineer

Never pay before you have seen documents. In one case, sellers demanded a $100,000–200,000 deposit for land that turned out to be under bank arrest.

Step 4: Budget for Fees and Financing

Plan for notary fees of about 1% of the value; on land transactions the seller usually pays income tax of about 10%. If you finance part of the price, the bank programmes open to foreigners ask for about 50% down, with fixed rates of 4.25–5.5% for 3–5 years.

How Much Does a Villa in Bali Cost in 2026?

Villas from my current verified listings (September 2026):

See photos, floor plans and status in the Bali villas for sale catalog.

Get an Independent Check Before You Sign

One consultation with an independent expert can save you from a flawed deal: I have seen a $500,000 villa behind a 25% discount sliding toward the ocean. If you are considering a villa, book a free consultation.