Title Explainer Unverified
Your Bali landlord sells the land. Article 1576 says the sale does not end your lease
The escape has to have been agreed when the lease was made, so an owner cannot create a power to break it after the fact. Where it was agreed, Article 1578 gives a land tenant at least a year's warning. The Civil Code asks for no writing, no notary and no registration.
Jiwon Seo · Title · 14/10/2026 · Sources: 7
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Also published
The investment list reserves Vila 55193 to cooperatives. That code ceased to exist on 18 December 2025
Compliance Fact-check 14/10/2026
Owners are quoted IDR 100,000 and IDR 2,500,000 a month for the same banjar levy, and no tariff is published
Occupancy Explainer 10/10/2026
Paying for a Bali villa in dollars risks 1% of the price, and no escrow in Indonesian law holds the money
Compliance Long read 10/10/2026
Indonesian law lets an off-plan developer hold 80% of the price before 20% of the project exists
Title Case file 10/10/2026
Article 1559 lets a tenant sublet only part of a house he lives in. The nightly-letting model is neither
Compliance Case file 05/10/2026
Badung's 2026 wage floor is IDR 3,791,002.57. A privately hired villa housekeeper has no floor at all
Compliance Explainer 05/10/2026
Badung taxes a villa at 0.2% a year. The number it applies that rate to is not in the published file
Compliance Case file 05/10/2026
Badung taxes a villa guest's bill at 10%. Which line of the statute catches your house decides the rest
Compliance Answer 29/09/2026
Did Bali tourism fall in 2025? The tourism office's domestic survey fell 5.02%, its foreign count rose 9.72%
The Index Answer 29/09/2026
How Indonesia counts the 183 days that make you a tax resident
Resident Instruction 29/09/2026
How many hotel rooms does Bali have? Two agencies printed three totals for 2023, and the tourism office none since
The Index Fact-check 29/09/2026
Can I sell my Bali lease early? UUPA 5/1960 and PP 18/2021 disagree
Exit Explainer 29/09/2026
A Bali certificate check costs IDR 50,000. Only your PPAT's version counts for the deed
Title Answer 29/09/2026
A Bali overstay costs Rp 1,000,000 a day up to 60 days, then Rp 90,000,000 to lift the entry ban
Resident Answer 28/09/2026
How many storeys can you build on Bali? 15 m generally, 1 storey in a major temple's core zone
The Map Answer 28/09/2026
What tax do you pay when you sell a Bali leasehold — 2.5%, 10% or 20%? No rule says which
Exit Case file 28/09/2026
Can a Bali sertipikat still be challenged after 5 years? Some routes close; overlap cancellation has no deadline
Title Answer 27/09/2026
A Bali villa was built without a PBG — what is the fine, and who has to demolish it?
Build Explainer 27/09/2026
Bali's only official price index measures Denpasar, not Canggu
The Index Answer 08/09/2026
Do you pay acquisition tax when you buy someone else's Bali lease
Exit Answer 08/09/2026
Can you build a villa on Bali land that is registered as a rice field?
The Map Answer 08/09/2026
What does Indonesian law require your construction contract to contain?
Build Answer 08/09/2026
Where the "80 years" in a Bali leasehold pitch comes from
Title Answer 08/09/2026
If a nominee purchase is void, do you lose the land or the money as well
Title Answer 08/09/2026
Does buying a villa give you the right to live in Bali
Resident Answer 08/09/2026
Bali villas are marketed at 12% yields. We asked eleven agencies for the spreadsheet behind that number
Occupancy Long read 18/08/2026
Title
Ownership, titles and due diligence.
Pieces: 7
Occupancy
Occupancy, yield and the economics of management.
Pieces: 2
Compliance
Licences, taxes and reporting obligations.
Pieces: 9
Build
Construction, zoning and contractors.
Pieces: 3
Exit
Selling, exit routes and assignment of a lease.
Pieces: 3
The Map
Locations and infrastructure, area by area.
Pieces: 3
The Index
Our own data series and how they are measured.
Pieces: 3
Resident
Living on the island: visas, relocation and everyday practicalities.
Pieces: 3
Bayu Prasetyo
Columnist
Build
Bree Callaghan
Columnist
Compliance · Occupancy
Clara Molina
Columnist
Compliance · Exit
Duane Kessler
Columnist
Compliance · Exit
Elena Hartono
Columnist
Occupancy · The Index
Imogen Ashworth
Columnist
Compliance · The Index
Jiwon Seo
Columnist
Compliance · Title
Kenji Tanaka
Columnist
Compliance · Exit
Komang Wirata
Columnist
The Map · Build
Made Rai
Columnist
Compliance · Title
Rina Halim
Columnist
Resident
Trust tier A to D Sources accessed
Insentif dan Fasilitas KEK — incentive listing of the National Council for Special Economic ZonesDewan Nasional Kawasan Ekonomi Khusus
Primary source
Tier A
14/10/2026
Katalog Produk Hukum — legal-documentation catalogue of Kota DenpasarBagian Hukum Sekretariat Daerah Kota Denpasar, JDIH
Primary source
Tier A
14/10/2026
KEK Kura Kura Bali — zone entry in the register of the National Council for Special Economic ZonesDewan Nasional Kawasan Ekonomi Khusus
Primary source
Tier A
14/10/2026
KEK Sanur — zone entry in the register of the National Council for Special Economic ZonesDewan Nasional Kawasan Ekonomi Khusus
Primary source
Tier A
14/10/2026
Peraturan Daerah Kota Denpasar Nomor 1 Tahun 2024 tentang Pengurangan, Keringanan, dan Pembebasan Pajak Daerah di KEK Kura-Kura BaliBagian Hukum Sekretariat Daerah Kota Denpasar, JDIH
Primary source
Tier A
14/10/2026
Peraturan Daerah Kota Denpasar Nomor 11 Tahun 2025 tentang Pemberian Insentif dan Pemberian Kemudahan Penanaman ModalBagian Hukum Sekretariat Daerah Kota Denpasar, JDIH
Primary source
Tier A
14/10/2026
Corrections
We correct in public and we do not delete the mistake. The most recent correction was made on 20/10/2026.