Betterplace JournalThe Bali property market, measured. Every figure carries a source and the date it was last checked.https://journal.betterplace.cc/enenYour Bali landlord sells the land. Article 1576 says the sale does not end your leasehttps://journal.betterplace.cc/en/bali-landlord-sold-land-lease-surviveshttps://journal.betterplace.cc/en/bali-landlord-sold-land-lease-survivesThe 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.Wed, 14 Oct 2026 00:00:00 GMTIndonesia publishes one build cost per square metre, IDR 7,120,000, and it prices government buildingshttps://journal.betterplace.cc/en/bali-official-building-cost-per-square-metrehttps://journal.betterplace.cc/en/bali-official-building-cost-per-square-metreThe Standar Harga Satuan Tertinggi is a ceiling on what a regency may spend building itself an office. A ministerial decision then points at that same figure to compute the building-approval fee on a private villa.Wed, 14 Oct 2026 00:00:00 GMTAgency models tax Bali rent at 10% final. Article 26 takes 20% of the gross, and no document picks onehttps://journal.betterplace.cc/en/bali-rental-income-tax-non-resident-grosshttps://journal.betterplace.cc/en/bali-rental-income-tax-non-resident-grossArticle 26(2) switches the withholding off for disposals the final-tax article governs. Article 26(1), where rent sits, carries no exception at all — and the regulation that charges the 10% never mentions a non-resident.Wed, 14 Oct 2026 00:00:00 GMTThe government's own KEK page offers 80 years of hak pakai. PP 40/2021 Pasal 142 grants 30https://journal.betterplace.cc/en/bali-special-economic-zone-property-buyerhttps://journal.betterplace.cc/en/bali-special-economic-zone-property-buyerEvery facility in the framework that touches a dwelling is written for a tourism zone, and the one article addressed to a purchase requires that buying the dwelling be the zone's designated Main Activity — a determination we could not find published for either Bali zone.Wed, 14 Oct 2026 00:00:00 GMTA foreign villa owner dies. Hak milik gives the heirs 12 months, hak pakai states no deadlinehttps://journal.betterplace.cc/en/bali-villa-inheritance-what-passes-to-heirshttps://journal.betterplace.cc/en/bali-villa-inheritance-what-passes-to-heirsArticle 21(3) of the 1960 land law runs its year only on inheritance without a will, and Article 26(2) lists a gift by will among the acts void by operation of law. The weaker right a foreigner may lawfully hold is the one that passes quietly.Wed, 14 Oct 2026 00:00:00 GMTArticle 2(5) lists an agent whose position is not independent among 16 forms of a taxable presencehttps://journal.betterplace.cc/en/bali-villa-operator-permanent-establishmenthttps://journal.betterplace.cc/en/bali-villa-operator-permanent-establishmentThe market sells a management mandate as somebody else's compliance problem. The only management standard in the tourism licensing annex checks 14 things, and the owner's authority to let the house is not one of them.Wed, 14 Oct 2026 00:00:00 GMTSeven lines on whether a foreign company may run a Bali villa, and three point at documents that cannot be readhttps://journal.betterplace.cc/en/kbli-investment-list-statushttps://journal.betterplace.cc/en/kbli-investment-list-statusA standing record of the instrument that decides whether a foreign-owned company may hold a Bali accommodation business. Each line carries the date it was last checked and the one event that would move it.Wed, 14 Oct 2026 00:00:00 GMTThe investment list reserves Vila 55193 to cooperatives. That code ceased to exist on 18 December 2025https://journal.betterplace.cc/en/pt-pma-bali-villa-licence-investment-listhttps://journal.betterplace.cc/en/pt-pma-bali-villa-licence-investment-listThe market sells a PT PMA as the lawful way to buy a Bali villa and let it nightly. Lampiran II of Perpres 10/2021 allocates all five accommodation codes to cooperatives and small enterprises, and the annex that would amend that is missing from the regulation that amends it.Wed, 14 Oct 2026 00:00:00 GMTOwners are quoted IDR 100,000 and IDR 2,500,000 a month for the same banjar levy, and no tariff is publishedhttps://journal.betterplace.cc/en/bali-banjar-levy-dudukan-who-payshttps://journal.betterplace.cc/en/bali-banjar-levy-dudukan-who-paysThe provincial regulation grants an adat village the power to make rules that bind non-members. The governor's regulation on village finances names the levy and sends its amount to a village document that is registered and never published. The register records two later amendments whose text we could not obtain.Sat, 10 Oct 2026 00:00:00 GMTPaying for a Bali villa in dollars risks 1% of the price, and no escrow in Indonesian law holds the moneyhttps://journal.betterplace.cc/en/bali-villa-payment-rupiah-rule-no-escrowhttps://journal.betterplace.cc/en/bali-villa-payment-rupiah-rule-no-escrowThe currency law makes the rupiah compulsory for payments made inside Indonesia. The only deposit the Civil Code offers sits with a court and can be withdrawn by whoever put it there, and the notary statute gives a notary no power to hold a buyer's funds at all.Sat, 10 Oct 2026 00:00:00 GMTIndonesian law lets an off-plan developer hold 80% of the price before 20% of the project existshttps://journal.betterplace.cc/en/ppjb-80-percent-paid-20-percent-builthttps://journal.betterplace.cc/en/ppjb-80-percent-paid-20-percent-builtLaw 1 of 2011 names five things that must be certain before a preliminary sale contract is signed, and completion of 20 per cent is one of them. The same statute caps what may be collected before that moment at 80 per cent — and the completion test can be met by somebody else's villa.Sat, 10 Oct 2026 00:00:00 GMTArticle 1559 lets a tenant sublet only part of a house he lives in. The nightly-letting model is neitherhttps://journal.betterplace.cc/en/bali-sublease-airbnb-article-1559-pondok-wisatahttps://journal.betterplace.cc/en/bali-sublease-airbnb-article-1559-pondok-wisataTwo documents decide whether a long-lease tenant can let a Bali villa by the night. The Civil Code permits subletting on three conditions the model fails. The registration regulation has a category that fits it exactly, and nobody names it.Mon, 05 Oct 2026 00:00:00 GMTBadung's 2026 wage floor is IDR 3,791,002.57. A privately hired villa housekeeper has no floor at allhttps://journal.betterplace.cc/en/bali-villa-staff-wages-thr-two-regimeshttps://journal.betterplace.cc/en/bali-villa-staff-wages-thr-two-regimesTwo documents decide what a Bali villa owner owes staff, and which one applies turns on whether guests pay. One carries a criminal fine of up to IDR 400,000,000. The other sets no amount, no deadline, and its implementing regulation does not exist yet.Mon, 05 Oct 2026 00:00:00 GMTBadung taxes a villa at 0.2% a year. The number it applies that rate to is not in the published filehttps://journal.betterplace.cc/en/pbb-p2-badung-villa-land-tax-njophttps://journal.betterplace.cc/en/pbb-p2-badung-villa-land-tax-njopPerda Badung 7/2023 fixes the rate and an IDR 26,000,000 allowance, and Perbup 27/2024 fixes the taxed share at 100%. The schedule of land values that decides the actual bill is an attachment the regency's own download does not contain.Mon, 05 Oct 2026 00:00:00 GMTBadung taxes a villa guest's bill at 10%. Which line of the statute catches your house decides the resthttps://journal.betterplace.cc/en/badung-hotel-tax-villa-who-payshttps://journal.betterplace.cc/en/badung-hotel-tax-villa-who-paysA villa is named in the statutory list of hotel services at letter c. The carve-out for lets longer than a month, and the rule putting the duty on the owner rather than the platform, both attach to letter j — and the statute does not say which line a given house falls under.Tue, 29 Sep 2026 00:00:00 GMTDid Bali tourism fall in 2025? The tourism office's domestic survey fell 5.02%, its foreign count rose 9.72%https://journal.betterplace.cc/en/bali-two-visitor-counts-which-fellhttps://journal.betterplace.cc/en/bali-two-visitor-counts-which-fellBali's provincial tourism office publishes two visitor series and they count different things: a border count of direct foreign arrivals, and a survey of domestic visits that is the larger of the two. The governor's office publishes a third figure again.Tue, 29 Sep 2026 00:00:00 GMTHow Indonesia counts the 183 days that make you a tax residenthttps://journal.betterplace.cc/en/how-indonesia-counts-183-dayshttps://journal.betterplace.cc/en/how-indonesia-counts-183-daysThe window is any twelve months rather than a tax year, and part of a day counts as a whole one. Both rules stood in a Director General regulation of December 2011 and survived into the instrument in force today, and two of the three tests count no days you have spent here.Tue, 29 Sep 2026 00:00:00 GMTHow many hotel rooms does Bali have? Two agencies printed three totals for 2023, and the tourism office none sincehttps://journal.betterplace.cc/en/how-many-hotel-rooms-does-bali-counthttps://journal.betterplace.cc/en/how-many-hotel-rooms-does-bali-countThe tourism office's workbook reports 9,509 accommodation businesses for 2025 and a zero in every room column for 2024 and 2025. Its annual book says the room data is not yet available and cannot be used for analysis. No publication here carries a villa class.Tue, 29 Sep 2026 00:00:00 GMTCan I sell my Bali lease early? UUPA 5/1960 and PP 18/2021 disagreehttps://journal.betterplace.cc/en/selling-bali-lease-whose-agreementhttps://journal.betterplace.cc/en/selling-bali-lease-whose-agreementWhere there is no certificate, only a rental contract, the land law states no transfer rule for hak sewa and delegates the further rules to legislation; Article 1559 of the Civil Code bars a tenant from handing the lease on without permission.Tue, 29 Sep 2026 00:00:00 GMTA Bali certificate check costs IDR 50,000. Only your PPAT's version counts for the deedhttps://journal.betterplace.cc/en/who-can-order-bali-certificate-checkhttps://journal.betterplace.cc/en/who-can-order-bali-certificate-checkThe land office does run an electronic certificate check. The 2022 technical guidance reserves it for the rights holder and the deed official, and says a check ordered by anyone else cannot support a transfer.Tue, 29 Sep 2026 00:00:00 GMTA Bali overstay costs Rp 1,000,000 a day up to 60 days, then Rp 90,000,000 to lift the entry banhttps://journal.betterplace.cc/en/bali-overstay-cost-lifting-entry-banhttps://journal.betterplace.cc/en/bali-overstay-cost-lifting-entry-banPast 60 days there is no day rate at all: the sanction is deportation and a ban on entry, and having that ban lifted is a separate line the 2019 schedule did not contain. PP 45/2024 also allows the day charge to be zero for six classes of foreigner, one of them a person who cannot pay.Mon, 28 Sep 2026 00:00:00 GMTHow many storeys can you build on Bali? 15 m generally, 1 storey in a major temple's core zonehttps://journal.betterplace.cc/en/how-many-storeys-bali-height-limithttps://journal.betterplace.cc/en/how-many-storeys-bali-height-limitPasal 100 counts that height to the line where the wall meets the sloping roof, so a pitched ridge may sit above 15 m and still comply. Pasal 58 holds Bedugul-Pancasari and Kintamani to two floors, or 8 m. In a tourism zone the act leaves intensity to the regency's RTRW and RDTR, which we did not open.Mon, 28 Sep 2026 00:00:00 GMTWhat tax do you pay when you sell a Bali leasehold — 2.5%, 10% or 20%? No rule says whichhttps://journal.betterplace.cc/en/which-tax-rate-selling-bali-leasehttps://journal.betterplace.cc/en/which-tax-rate-selling-bali-leaseThe lower figure is literal in the regulation and the regulation is in force. What no primary document says is whether the sale of a rental right is the thing that regulation taxes.Mon, 28 Sep 2026 00:00:00 GMTCan a Bali sertipikat still be challenged after 5 years? Some routes close; overlap cancellation has no deadlinehttps://journal.betterplace.cc/en/bali-land-certificate-challenge-deadlinehttps://journal.betterplace.cc/en/bali-land-certificate-challenge-deadlineThe five-year bar in PP 24/1997 protects only a holder who bought in good faith and actually possesses the land. PP 18/2021 allows cancellation for an administrative defect only within five years of issuance, and sets no deadline at all where two titles overlap.Sun, 27 Sep 2026 00:00:00 GMTA Bali villa was built without a PBG — what is the fine, and who has to demolish it?https://journal.betterplace.cc/en/who-must-demolish-bali-villa-without-pbghttps://journal.betterplace.cc/en/who-must-demolish-bali-villa-without-pbgIndonesia's building law lists demolition among the duties of the owner. Its nine administrative sanctions carry no monetary fine — the 10 per cent fine the market quotes stood in the 2002 text until the 2023 amendment replaced that article and left it out.Sun, 27 Sep 2026 00:00:00 GMTBali's only official price index measures Denpasar, not Cangguhttps://journal.betterplace.cc/en/bali-official-price-index-denpasarhttps://journal.betterplace.cc/en/bali-official-price-index-denpasarBank Indonesia surveys housing developers in 18 cities every quarter. Badung and Gianyar are not among them, which puts Canggu, Seminyak, Uluwatu and Ubud outside the only official price series Indonesia publishes.Tue, 08 Sep 2026 00:00:00 GMTDo you pay acquisition tax when you buy someone else's Bali leasehttps://journal.betterplace.cc/en/bphtb-buying-someone-elses-leasehttps://journal.betterplace.cc/en/bphtb-buying-someone-elses-leaseBPHTB attaches to a closed list of land rights. A rental right is not on that list, which decides the answer for most leasehold transfers on this island.Tue, 08 Sep 2026 00:00:00 GMTCan you build a villa on Bali land that is registered as a rice field?https://journal.betterplace.cc/en/building-on-bali-rice-field-landhttps://journal.betterplace.cc/en/building-on-bali-rice-field-landA governor's instruction of December 2025 bars every regent and mayor in Bali from approving the conversion, and it holds until a provincial regulation replaces it. That regulation now exists. Its text is still not published.Tue, 08 Sep 2026 00:00:00 GMTWhat does Indonesian law require your construction contract to contain?https://journal.betterplace.cc/en/construction-contract-clauses-indonesiahttps://journal.betterplace.cc/en/construction-contract-clauses-indonesiaLaw 2 of 2017 sets a floor of sixteen items, from a detailed scope of works to the dispute clause. It also decides which language wins when a foreign client and an Indonesian contractor disagree.Tue, 08 Sep 2026 00:00:00 GMTWhere the "80 years" in a Bali leasehold pitch comes fromhttps://journal.betterplace.cc/en/hak-pakai-eighty-yearshttps://journal.betterplace.cc/en/hak-pakai-eighty-yearsThe 30 + 20 + 30 figure is in the regulation. It belongs to one kind of land, and the villa you are being shown is usually the other kind.Tue, 08 Sep 2026 00:00:00 GMTIf a nominee purchase is void, do you lose the land or the money as wellhttps://journal.betterplace.cc/en/nominee-structure-money-backhttps://journal.betterplace.cc/en/nominee-structure-money-backThe market discusses nominee arrangements as a risk of losing the land. The 1960 statute says something narrower and harsher, in one sentence, and it has not changed in sixty-six years.Tue, 08 Sep 2026 00:00:00 GMTDoes buying a villa give you the right to live in Balihttps://journal.betterplace.cc/en/villa-purchase-right-to-live-in-balihttps://journal.betterplace.cc/en/villa-purchase-right-to-live-in-baliThe second-home visa is built on money held or property bought, and the property route names apartments rather than houses. A villa purchase on its own is not a residence permit.Tue, 08 Sep 2026 00:00:00 GMTBali villas are marketed at 12% yields. We asked eleven agencies for the spreadsheet behind that numberhttps://journal.betterplace.cc/en/bali-villa-yields-12-percent-claimhttps://journal.betterplace.cc/en/bali-villa-yields-12-percent-claimEvery listing deck we collected this year quotes a double-digit return. None of them showed the occupancy assumption underneath it. Here is what the number looks like when you put the assumption back in.Tue, 18 Aug 2026 00:00:00 GMT