Can foreigners buy and own land in Bali? (2026)

If you are a foreigner thinking about buying residential property in Bali, you have probably noticed it is not as simple as buying a home in most Western countries.

This guide explains exactly what you can and cannot do, the legal pathways available to you, and how to avoid costly mistakes.

We constantly update this blog post to reflect the latest rules, regulations, and market conditions in Bali.

And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Bali.

Fact-checked and reviewed by our local expert

✓✓✓

Daniel Rouquette 🇫🇷

CEO & Co-Founder at Villa Finder

Daniel Rouquette is very knowledgeable about the Bali villa market, as Villa Finder offers a vast selection of properties across the island. As the CEO and Co-Founder of Villa Finder, he has been leading the company since 2012, providing high-quality villa rentals and personalized concierge services. With over 4,000 villas in 28 destinations, Villa Finder has become a trusted name in luxury short-term rentals in the Asia-Pacific region.

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Bali. If you’d like to learn more about us, you can check our presentation page.

Can a foreigner legally own land in Bali right now?

Can foreigners own land in Bali in 2026?

As of early 2026, a foreign individual cannot legally own freehold land (called Hak Milik) in Bali because Indonesia's Basic Agrarian Law reserves this strongest form of ownership exclusively for Indonesian citizens.

The ban is clear and specific: foreigners are prohibited from holding Hak Milik title, which is the only true "ownership" in Indonesian law, and no legal workaround allows you to put freehold land in your own name.

The closest legal alternative for a foreign homebuyer in Bali is Hak Pakai (Right to Use), which lets you control a residential property for an initial 30 years, extendable by 20 years, and then renewable for another 30 years, giving you up to 80 years of secure tenure.

Indonesia does not treat foreign nationalities differently, so whether you are American, Australian, British, or from any other country, the same rules apply: you cannot hold Hak Milik, but you can hold Hak Pakai if you meet the residency requirements.

Can I own a house but not the land in Bali in 2026?

As of early 2026, the legal framework under PP 103/2015 allows foreigners to own a residential house in Bali via Hak Pakai, which means you hold a right to use the land and own the structure built on it, but you do not own the underlying land outright.

When you buy under Hak Pakai, you receive a certificate registered with the National Land Agency (BPN) that proves your right to use the land and own the building, and this is the strongest form of documentation available to foreigners for residential property in Bali.

If your Hak Pakai is granted over Hak Milik land (meaning the land is owned by an Indonesian), and your right expires without renewal, ownership of the building typically reverts to the underlying landowner according to the terms set in the original deed, so negotiating clear extension terms upfront is essential.

We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Indonesia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.

Do rules differ by region or city for land ownership in Bali right now?

The foreign ownership rules themselves are national, meaning the same Hak Pakai and Hak Milik restrictions apply whether you are buying in Canggu, Ubud, Sanur, or any other part of Bali.

What varies dramatically across Bali is zoning and permitting, so while you might legally be allowed to hold Hak Pakai anywhere, certain areas like coastal zones, conservation areas, and rice field buffer zones have stricter building and land use restrictions that can effectively block your purchase.

These regional differences exist because Bali's Provincial Spatial Plan (RTRW 2023 to 2043) and local regency plans control what can be built where, and in fast-developing areas like Pererenan, Uluwatu, and parts of Canggu, zoning conflicts are the number one reason deals fall through.

We cover a lot of different regions and cities in our pack about the property market in Bali.

Can I buy land in Bali through marriage to a local in 2026?

As of early 2026, marrying an Indonesian citizen does not give you, as a foreigner, the right to hold Hak Milik land in your own name, because your nationality, not your marital status, determines what land rights you can hold under Indonesian law.

Your Indonesian spouse can hold Hak Milik, but to keep that right, they must sign a prenuptial or postnuptial agreement (separation of assets deed) proving the land is not joint marital property, because without this document, the land rights can become legally complicated or even invalid.

If the marriage ends in divorce, your interest in any land held by your Indonesian spouse depends entirely on what was agreed in the separation of assets deed, and without proper documentation, you could lose everything, so getting this paperwork right before buying is critical.

There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Bali.

We have made this infographic to give you a quick and clear snapshot of the property market in Indonesia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

What eligibility and status do I need to buy land in Bali?

Do I need residency to buy land in Bali in 2026?

As of early 2026, you need a valid Indonesian stay permit to qualify for the foreigner residential pathway (Hak Pakai) in your own name, because PP 103/2015 explicitly requires that foreigners hold a stay permit in Indonesia to own a residential home.

The typical permits that qualify include KITAS (temporary stay permit) or KITAP (permanent stay permit), though some sources indicate a retirement visa (for those 55 and older) may also work, so you should confirm your specific visa type with a notary before committing to a purchase.

Buying remotely without being in Indonesia is technically possible using powers of attorney and a local notary, but for a non-professional buyer, planning at least one in-person trip for viewing, boundary checks, and signing key deeds is the safest approach.

Do I need a local tax number to buy lands in Bali?

In practice, yes, you will almost always need an Indonesian tax number (NPWP) to complete a property purchase in Bali because notaries, banks, and the land office require clean buyer identification for tax payments and registration.

Getting an NPWP as a foreigner typically requires having a KITAS or KITAP, and the process itself can take anywhere from a few days to a few weeks depending on your circumstances, so starting this early is wise.

While not always legally mandatory for every transaction, opening a local Indonesian bank account is highly practical because it makes paying taxes, fees, and proving legitimate fund flows much easier and helps avoid anti-money laundering red flags.

Is there a minimum investment to buy land in Bali as of 2026?

As of early 2026, the minimum property price for foreigners buying a residential home under the Hak Pakai pathway in Bali is IDR 5 billion (about USD 305,000 or EUR 280,000) for a landed house and IDR 2 billion (about USD 122,000 or EUR 112,000) for a strata apartment unit.

These thresholds are set by Ministerial Decree ATR/BPN No. 1241/SK-HK.02/IX/2022 and apply specifically to Bali, so if your target property is below these prices, you cannot legally structure it as foreigner residential ownership in your own name under this channel.

Are there restricted zones foreigners can't buy in Bali?

In Bali, the restrictions are less about "forbidden zones for foreigners" and more about zoning and permitting rules that apply to everyone, meaning certain areas simply cannot be developed for residential use regardless of who is buying.

Restricted zones typically include coastal buffer areas, conservation land, agricultural zones with active rice field protections, and areas designated for specific uses like religious or cultural purposes under Bali's spatial plan.

To verify whether a specific plot falls within a restricted zone, you should request a zoning check through your notary or a licensed surveyor, and they can cross-reference the plot against Bali's RTRW and local RDTR maps before you commit.

Can foreigners buy agricultural, coastal or border land in Bali right now?

For a normal residential buyer in Bali, agricultural, coastal, and border-adjacent land all come with significant legal and practical hurdles that make them high-risk purchases.

Agricultural land (usually rice fields) cannot simply be converted to residential use, and the conversion process is expensive, uncertain, and often blocked entirely under Bali's spatial plan, so buying "rice field land" hoping to build a villa is extremely risky.

Coastal land in Bali is subject to strict setback requirements, conservation rules, and permitting expectations, especially in tourist-heavy areas, and getting building permits on beachfront or cliff-side plots is often harder than buyers expect.

Land near strategic or border areas can face additional restrictions for security or planning reasons, though Bali, as an island province, has fewer border concerns than other parts of Indonesia; still, any unusually cheap coastal or remote deal should trigger extra due diligence.

What are the safest legal structures to control land in Bali?

Is a long-term lease equivalent to ownership in Bali right now?

A long-term lease (Hak Sewa) in Bali can feel like ownership day-to-day because you control the property, can build on it, and can rent it out, but legally it is not equivalent to Hak Milik or even Hak Pakai because your rights are contractual, not registered with the national land office.

Lease terms in Bali commonly range from 25 to 30 years with options for extension, and while there is no legal maximum, the security of your renewal depends entirely on what is written in your notarized contract and whether the underlying landowner honors it.

You can typically sell, transfer, or bequeath your lease rights to another party, but again, this depends on your contract terms, and because leases are not registered with BPN, your legal protection is weaker than with a properly registered Hak Pakai.

Can I buy land in Bali via a local company?

Foreigners can set up a PT PMA (foreign-owned limited liability company) to hold land rights in Bali, typically under Hak Guna Bangunan (Right to Build) for up to 80 years or Hak Pakai, which is the most legally robust structure for foreign property control.

However, a PT PMA requires a minimum investment of IDR 10 billion (about USD 700,000) with at least IDR 2.5 billion in paid-up capital, plus ongoing compliance, reporting, and licensing obligations, which makes it impractical for most individual homebuyers and more suited for serious investors or those running rental businesses.

What "grey-area" ownership setups get foreigners in trouble in Bali?

Grey-area arrangements remain common in Bali because the legal pathways for foreigners are seen as complex or expensive, but these setups carry serious risks that have cost many foreigners their entire investment.

The most common problematic structure is the nominee arrangement, where an Indonesian citizen holds Hak Milik title in their name while you control the property through private side agreements, and this approach is technically illegal because it circumvents nationality restrictions.

If authorities discover you are using an illegal ownership structure, or if your nominee relationship breaks down (through disputes, death, or simple dishonesty), you have no legal standing to recover your property because the land certificate is not in your name, and Indonesian courts will not enforce agreements designed to bypass the law.

By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Bali.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Indonesia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.

How does the land purchase process work in Bali, step-by-step?

What are the exact steps to buy land in Bali right now?

The typical process for a foreigner buying residential property in Bali involves: first, deciding your legal route (usually Hak Pakai or leasehold); second, confirming you meet the stay permit requirement; third, verifying the plot's zoning under Bali's spatial plan; fourth, conducting title due diligence; fifth, signing the correct deeds with a licensed PPAT (land deed official); sixth, paying all transaction taxes; and finally, registering your right with the land office (BPN).

For a clean, dispute-free transaction with good paperwork, expect the entire process from initial offer to final registration to take roughly 4 to 12 weeks, though complications with zoning, title issues, or slow office processing can extend this timeline.

The key documents you will sign include the purchase or transfer deed prepared by your notary or PPAT, evidence of tax payments (BPHTB and income tax receipts), and identity or immigration documents proving you qualify for the foreigner residential pathway.

What scams are common when it comes to buying land in Bali right now?

What scams target foreign land buyers in Bali right now?

Scams targeting foreign buyers in Bali are unfortunately common because the combination of complex laws, language barriers, and high demand creates opportunities for fraudulent operators.

The most common scams include nominee "too easy" packages that leave you with no legal rights, zoning misrepresentation (telling you a plot is buildable when permits will never be issued), boundary fraud (where the actual usable land is smaller than marketed), and hidden liens or inheritance disputes that only surface after you have paid.

The top warning signs that a deal may be fraudulent are: an agent who dismisses the need for proper legal structure; a price significantly below market that seems "too good to be true"; and pressure to pay quickly without proper due diligence or documentation.

If you fall victim to a scam, your legal recourse is limited because Indonesian courts will not enforce contracts designed to bypass the law (like nominee agreements), though you may have civil remedies if fraud can be proven, which is expensive, slow, and uncertain.

We cover all these things in length in our pack about the property market in Bali.

How do I verify the seller is legit in Bali right now?

The best way to verify a seller's legitimacy in Bali is to work with a licensed notary or PPAT who will check that the seller is the true registered holder of the current title and has the legal authority to transact.

To confirm the title is clean, your notary should request an official title check from the land office (BPN) that verifies the certificate matches the physical plot, shows no disputes or blocks, and confirms the seller's identity as the registered owner.

Checking for liens, mortgages, or debts requires examining whether the land right is encumbered (for example, used as collateral for a loan), and your notary or PPAT team should verify this and ensure any encumbrances are cleared before closing.

The most essential professional for verifying seller legitimacy is a licensed PPAT (Pejabat Pembuat Akta Tanah), who is the only official authorized to prepare and register land transfer deeds in Indonesia.

How do I confirm land boundaries in Bali right now?

The standard procedure for confirming land boundaries in Bali is to hire a licensed surveyor who will measure the plot, mark the corners, and compare the results against the official land certificate and BPN records.

You should review the land certificate (which includes a "surat ukur" or measurement letter), any available BPN parcel maps, and ideally request a fresh survey to ensure the boundaries match what you are being sold.

Hiring a licensed surveyor is highly recommended and often essential in Bali, especially in fast-developing areas where boundary markers may have shifted, been removed, or were never properly placed in the first place.

Common boundary problems foreign buyers encounter in Bali include discovering the actual plot is smaller than marketed, overlapping claims from neighbors, access road disputes, and encroachments from adjacent properties that were not disclosed, all of which are especially frequent in areas like Canggu, Pererenan, Berawa, and Ubud outskirts where development pressure is intense.

What will it cost me, all-in, to buy and hold land in Bali?

What purchase taxes and fees apply in Bali as of 2026?

As of early 2026, buyers in Bali should budget for total closing costs of roughly 6% to 8% of the purchase price, which includes government taxes, notary fees, and administrative charges.

The typical closing cost breakdown is: BPHTB (land acquisition tax) at around 5% of the transaction value after deducting a small non-taxable threshold, plus notary and PPAT fees of 0.5% to 2.5%, plus miscellaneous administrative costs for surveys, due diligence, and registration.

The main individual costs are: BPHTB for the buyer (effectively 4% to 5% in most cases), income tax (PPh) for the seller at 2.5% of the transaction value, and professional fees for your notary, PPAT, and any legal advisors.

These taxes generally apply the same way to foreign and local buyers, though foreigners using the Hak Pakai pathway may face additional documentation requirements, and if you are buying through a PT PMA, there may be extra corporate compliance costs.

What hidden fees surprise foreigners in Bali most often?

Hidden fees in Bali typically add IDR 50 million to IDR 200 million (about USD 3,000 to USD 12,000 or EUR 2,800 to EUR 11,000) beyond what buyers initially budget, depending on the complexity of the deal.

The most common unexpected costs are: zoning and permit consultants (when you discover after agreeing to buy that the plot has issues), boundary surveys that reveal the land is smaller or different than marketed, document translation and legalization fees, and "re-structuring costs" when a shortcut deal must be rebuilt the legal way.

These hidden fees typically appear during the due diligence phase (after you have agreed in principle but before closing) or during registration when documentation problems surface, so budgeting a contingency fund from the start is wise.

To protect yourself, request a full written breakdown of all expected costs from your notary before committing, include a due diligence contingency clause in any initial agreement, and never pay the full purchase price until registration is complete and clean.

We made this infographic to show you how property prices in Indonesia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.

What sources have we used to write this blog article?

Whether it's in our blog articles or the market analyses included in our property pack about Bali, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.

We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.

Source	Why it's authoritative	How we used it
Indonesia Basic Agrarian Law (UUPA) No. 5/1960	The foundational law governing all land rights in Indonesia.	We used it to anchor the rule that foreigners cannot hold freehold land. We treated all other regulations as implementation layers built on this law.
Government Regulation PP 103/2015	The key regulation explaining foreigner residential ownership rights.	We used it for Hak Pakai eligibility, time periods, the marriage clause, and the exit rule. We cross-checked the PDF against the official database listing.
Government Regulation PP 18/2021	The central regulation governing modern land rights and registration.	We used it to frame how Hak Pakai and HGB fit into the broader land system. We also used it to cross-check older rules against current practice.
Ministerial Decree ATR/BPN No. 1241/2022	Sets the minimum property prices for foreigner purchases by province.	We used it to state Bali's specific minimums: IDR 5 billion for houses, IDR 2 billion for apartments. We avoided unreliable "rule of thumb" numbers from informal sources.
Bali Provincial Spatial Plan (RTRW) 2023-2043	Bali's official zoning framework controlling what can be built where.	We used it to explain why regional differences in Bali are about zoning and permits, not separate foreign ownership rules.
Directorate General of Taxes (DJP)	Indonesia's official tax authority reference for property transfer taxes.	We used it to ground the seller-side income tax rule in an official source. We cross-checked it against PP 34/2016 in the legal database.
BPHTB Law (Law No. 21/1997)	The statutory basis for the land acquisition duty paid by buyers.	We used it as the legal foundation for the BPHTB concept. We then paired it with practical guidance from tax professionals for current rates.
PwC Indonesia Tax Summaries	A trusted professional reference summarizing Indonesian tax rules.	We used it to confirm the 2.5% seller income tax rate in plain language. We treated it as a sanity check against official sources.
Baker McKenzie Client Note	A top international law firm explaining how PP 103/2015 works in practice.	We used it as a secondary interpretation layer for legal concepts. We only kept points that matched the primary legal texts.
Seven Stones Real Estate	A Bali-based agency providing current market and licensing insights.	We used it to understand the 2025-2026 regulatory tightening around licensing and PT PMA requirements for rental properties.