Bali isn’t just about surfing and sunsets it’s one of the most dynamic real estate markets in Southeast Asia.
If you’re considering selling or investing in apartments on the island, this guide will help you make informed decisions with confidence.

1) Why Bali, and why now?

• Steady demand driven by international tourism: In 2024, Bali welcomed more than 6.3 million foreign visitors, with monthly arrivals exceeding 590,000. Australia remains the top market, followed by India, China, and Europe.
  
  
• New visa and tax landscape: Since 2024, visitors pay a tourism levy of IDR 150,000 to support cultural and environmental sustainability.
  
  
• Expanding infrastructure: Projects like the Bali Urban Rail (LRT) and the Bali International Hospital in Sanur are transforming mobility and healthcare access, boosting long-term livability.
  

Bali has entered a new, mature phase with clearer regulations, higher-quality projects, and greater investor confidence.

2) Quick Map of Key Areas for Apartments

• Canggu / Berawa / Pererenan: The lifestyle hub cafés, gyms, beach clubs, and remote workers. High prices, strong year-round occupancy. Best suited for managed apartment projects with modern amenities.
  
  
• Seminyak / Petitenget: Established, sophisticated nightlife and retail. High but stable price points and consistent rental yields.
  
  
• Uluwatu / Bingin / Balangan (Bukit Peninsula): Rapid growth area focused on surf and scenic cliffs. Still in mid-development phase check zoning and building permits carefully.
  
  
• Ubud: Wellness and nature retreat. Lower nightly rates but longer average stays. Ideal for boutique condo projects.
  
  
• Sanur: Family-oriented and senior-friendly. The new hospital increases long-stay demand. Best for accessible apartments and serviced residences.
  

3) Prices and ROI Benchmarks

Prices vary by location, quality, and land rights, but here are general 2024-2025 references:

• Price per m²: typically ranges between USD 1,000–4,000/m², reaching USD 6,000–10,000/m² for premium beachfront or high-end developments.
  
  
• Market trends: Apartment prices have grown faster than villas in several districts, reflecting stronger investor appetite for compact, easy-to-manage units.
  
  
• Rental yields: properly licensed short-term rentals can generate 8–12% annual returns, depending on area and management quality.
  

These figures are reference points every project requires local due diligence.

4) Legal Framework for Foreign Buyers

Indonesia restricts freehold ownership (Hak Milik) to Indonesian citizens. Foreigners typically buy through one of these legal structures:

1. Leasehold (Hak Sewa): long-term lease (25–30 years, renewable). Flexible and common for residential/tourism properties.
   
   
2. Right of Use (Hak Pakai): available to foreigners with residency permits.
   
   
3. Right to Build (HGB) via a PT PMA company: a foreign-owned company can hold HGB titles (30 years + extensions up to 80). This is the preferred route for investors and developers.
   

Always work with a certified notary (PPAT) and verify title deeds, zoning (RTRW), and building permits (PBG/SLF).

5) Visas That Matter for Buyers and Investors

• e-VOA and online platforms: quick electronic process for short stays and extensions.
  
  
• Second Home Visa (5–10 years): for long-term stays with minimum asset requirements.
  
  
• Golden Visa (5–10 years): for investors meeting capital thresholds (from USD 350,000 to 700,000 for deposits, or 2.5–5 million for company investment).
  

6) Operating Short-Term Rentals Legally (Key to ROI)

To legally rent out an apartment short-term, you must ensure:

• The property is located in a tourism-zoned area.
  
  
• The building has a PBG/SLF permit.
  
  
• You hold the appropriate accommodation license (e.g., Pondok Wisata for small units).
  
  
• If managed commercially, it should operate under a PT PMA structure.
  

The authorities have tightened enforcement and are actively inspecting unlicensed properties.

7) Infrastructure and Long-Term Appeal

• Transport: The Bali Urban Rail (LRT) is under development, connecting the airport with Kuta, Seminyak, Berawa, and Cemagi.
  
  
• Healthcare: The Bali International Hospital in Sanur strengthens the island’s healthcare ecosystem and medical tourism potential.
  
  

8) Key Risks and How to Mitigate Them

• License moratoriums: Some areas are temporarily restricting new hotels and villa permits to control overdevelopment.
  
  
• Regulatory enforcement: Authorities have increased fines and closures for non-compliant short-term rentals.
  
  
• Natural events: Volcanic activity and airport disruptions can affect tourism cycles  proper insurance and contingency funds are recommended.
  

9) Step-by-Step Buying Checklist

1. Define your goal: personal use or pure investment.
   
   
2. Select the right area: align with your yield expectations and zoning type.
   
   
3. Conduct legal due diligence: land rights (leasehold/HGB/Hak Pakai), zoning, permits, and access.
   
   
4. Establish your legal and tax structure: PT PMA for commercial operations.
   
   
5. Ensure all operational licenses: accommodation permits, business registration, and tax compliance.
   
   
6. Plan for marketing and revenue management: understand seasonality, distribution channels, and data-driven pricing.
   

Disclaimer: This guide is for informational purposes. Regulations may change and differ by district. Always consult local notaries and legal advisors.

To conclude the guide

Bali remains a powerful real estate market for well-positioned, properly licensed apartments. Growing international demand, long-stay visas, and infrastructure upgrades continue to strengthen the island’s fundamentals.
At the same time, stricter regulations demand a more professional, compliance-first approach.

For investors who take the time to do it right, Bali still offers one of the best blends of lifestyle and return in the region.