Investor questions about buying a villa in Bali

Yes, but not the land freehold. Hak Milik is closed to foreigners by Article 21 of the UUPA agrarian law. The legal formats are a leasehold (Hak Sewa) in your own name, Hak Pakai for KITAS residents and HGB via a PT PMA company where one can still be registered. For a single investment villa the baseline tool is leasehold. More → Can a Foreigner Buy a Villa in Bali? 15 Key Questions · Leasehold in Bali, legal ownership for foreigners

The market usually gives 25–30 years plus an 'extension by agreement', which is zero protection. In the projects DOMA runs the term is built in steps, 29+10+30 = 69 years. The 10-year extension price is fixed on a scale (+10/20/30% of the initial price), and the 30-year one follows the KF formula under which the owner is obliged to extend. More → Leasehold in Bali, legal ownership for foreigners

No. A nominee arrangement is void under Art. 26(2) UUPA (Supreme Court precedent 3020 K/Pdt/2014), the money is not refundable, and Bali Perda No. 4/2026 introduced liability for the foreigner, the nominee and intermediaries up to confiscation. Coretax matches 'who paid' against 'whose name' automatically. More → The End of Grey Schemes in Bali. Nominee Ownership, Perda 4/2026 and Coretax · Bali's Rice-Field Law No. 4/2026 and why a villa on farmland is now a criminal matter

For a new Bali deal in 2026, usually not. Since May OSS no longer registers new PT PMAs under 18 KBLI codes, including real estate 68111 and the accommodation codes. Existing companies keep operating. For one villa the answer is a leasehold in your name and a licensed operator for legal rental, while PT PMA remains a tool for portfolios and an investor KITAS. More → Bali Closes PT PMA Registration for 18 KBLI Codes, Including Real Estate 68111 · PMA or leasehold, choosing the ownership structure

Yes, if the notarial deed contains an heirs clause and the lease does not require the owner's separate consent. Heirs receive the remaining term and the extension rights. An Indonesian will helps. Where a title (Hak Pakai, HGB) transfers, BPHTB of up to 5% applies. More → Inheriting a leasehold villa in Bali and passing the asset to your heirs

Through a notarial deed assigning the lease rights for the remaining term. The price depends on the years left and a fixed extension, the villa's condition, income history and clean paperwork (PBG, SLF, licences). Check that your lease allows assignment without the owner's separate approval. More → Selling a Bali leasehold before expiry, discount and assignment · Selling your villa and doing the exit properly

A sale of the land does not end the lease (Art. 1576 Civil Code), and the new owner is bound by your contract if it is notarised and its date is enforceable against third parties. The owner's heirs are bound too when the deed says so. In DOMA projects the original certificate, the owner's irrevocable consent and the signatures of the spouse and heirs are held by the notary on deposit for the whole term, so the land cannot be sold or pledged around your lease. A privately signed contract gives none of this protection. More → Leasehold in Bali, legal ownership for foreigners

If no extension is executed, the land and everything built on it revert to the owner. That is why the extension price and terms must be in the contract from day one, not 'by agreement'. In DOMA projects the steps are built in, 29+10+30 years, with a 90-day extension notice, a fixed price scale for the second step and the KF formula for the third. For resale the remaining term matters most, and with under 15 years left the market discounts a villa by 30–40%. More → Leasehold in Bali, legal ownership for foreigners · Bali villa lease terms, or how many years are really on sale

The Indonesian text is legally the primary one, and a court will go by it in case of discrepancy. You receive a translation, and the notarial lease deed is drawn up in two languages. So your lawyer reads the contract, not you with a dictionary. In DOMA projects the drafts of the three agreements and the document package are sent before the deposit, with 7 days to review. More → How the deal is signed, the notary's role · Buying a villa in Bali remotely, step by step

You can, but the main risk is not the yield, it is the joint ownership itself. Shared ownership is usually structured through a company (SPV) that holds the rights to the villa, with co-owners holding shares in it. Before entering, the co-owners' agreement should set out exit and sale of a share, the right of first refusal, decision rules for management and sale, and what happens to a share on a partner's death or bankruptcy. A share is less liquid than a whole villa, so the exact structure is checked with a lawyer for your deal. More → Entry, Rights and Risks of Bali Villa Co-Ownership · PMA or leasehold, choosing the ownership structure

Choose the unit → legal due diligence (2–4 weeks) → deposit and 7 days to review the contract → signing at the notary (in person or by power of attorney) → first 30% payment and the lease registered in your name within 10 working days → stage payments against acceptance acts → final inspection → handover act after the SLF → handover to management. More → Buying a villa in Bali remotely, step by step · How the deal is signed, the notary's role

The land certificate and the BPN extract via the notary, zoning (RDTR, LSD/LP2B) and a KKPR with a commercial KBLI, a PBG with commercial designation and a SIMBG number, an SLF for completed buildings, the developer entity's NIB and KBLI, the contract text and the payment structure. A PDF from the seller is not a source. More → Bali Villa Due Diligence, or How to Legally Verify the Property and the Deal Before You Buy · KKPR, PBG and SLF in the developer's document pack

Yes. Checks, negotiation and signing are done remotely under a notarised power of attorney, documents go by courier, payment by bank transfer. We still recommend a 'trust tour', meaning you stay at a delivered villa and see the site and the documents in person before deciding. More → Buying a villa in Bali remotely, step by step · Bali Entry Rules in 2026: Documents, Tourist Levy and Visa Extensions

Yes. Land transactions are executed only by a notary/PPAT, who alone obtains the official BPN extract with encumbrances. A privately signed contract holds only until someone disputes it. The signature can be denied (Art. 1875 Civil Code) and the date does not bind third parties (Art. 1880). The minimum for a lease is legalisasi with registration. More → How the deal is signed, the notary's role

With an independent Bali lawyer it costs $1,000–2,500 and takes 2–4 weeks. For a $139–250k villa that is 0.5–2% of the budget, while a mistake can mean demolition, delisting or an unenforceable contract. In DOMA projects the review package is handed over before the deposit. More → Bali Villa Due Diligence, or How to Legally Verify the Property and the Deal Before You Buy

The colour decides nothing, the KKPR with commercial code KBLI 55193 at those coordinates does. In Ubud's residential zone R3 such a KKPR is issued under conditions (Art. 96 of Perda Bali 2/2023, the ITBX matrix), and DOMA verified it in the field. Conversely, a pink zone does not guarantee a KKPR after subdivision. More → Bali's yellow zone. The colour decides nothing, the KBLI inside the zone does · Land zoning in Bali and why it comes first

Under the DOMA structure since 2026 you sign three agreements, and DOMA is not a party to two of them. The lease is registered in your name directly with the landowner, the construction contract is with the general contractor, the construction money goes to the contractor against stage acts, and DOMA's account receives only the coordinator fee. If DOMA disappeared from the market, your lease would keep running. The dangerous setup is the opposite one, a sublease from a developer, where your contract derives from his master lease and in a bankruptcy you join the unsecured creditors, and getting the money back in practice is slow and uncertain. More → Why DOMA switched to a coordinator services agreement instead of “everything through one company” · How to vet a Bali developer, a 6-step checklist before you pay a deposit

The deposit locks the unit and the price and opens a 7-day window for your lawyer to review the three agreements and the document package. In DOMA projects the KKPR, PBG and due diligence are open before the deposit, and the deposit itself is held in escrow by the notary. The refund terms must be in the contract, so read that clause before transferring. The most common mistake in Bali is paying a deposit before checking the documents 'so as not to lose the unit', because scarcity is a pressure tool. More → How to vet a Bali developer, a 6-step checklist before you pay a deposit · Seven investor mistakes and their antidotes · Bali Villa Due Diligence, or How to Legally Verify the Property and the Deal Before You Buy

Yes, and it is the right move. The PPAT notary must be independent of the seller, and your lawyer protects your interests in the contract text, these are two different roles. In DOMA projects the whole document package goes to your lawyer before signing and before any payment. Pressure like 'we only work through our notary' or 'another buyer is ready to pay' is the classic way to make you skip the review. More → Buying a villa in Bali remotely, step by step · How to vet a Bali developer, a 6-step checklist before you pay a deposit · How the deal is signed, the notary's role

Three steps. Look the plot up on the RDTR map and make sure it is not inside the LSD/LP2B, the protected farmland. Ask the notary for a BPN extract on the certificate. Most importantly, get a KKPR with commercial code KBLI 55193 for those exact coordinates, because the zone colour answers only one of four tests, while the ITBX matrix and the KKPR answer all of them. Converting a rice field for a villa has been a criminal offence since 2026 under Bali Perda 4/2026 (up to 5 years and IDR 1 billion), and such a building cannot be legalised. Mirador sits in zone R3 with the KKPR and PBG open before the deposit. More → Bali's Rice-Field Law No. 4/2026 and why a villa on farmland is now a criminal matter · Bali's yellow zone. The colour decides nothing, the KBLI inside the zone does · 68% of Bali villas for sale sit on residential zoning. What it means for investors

The check runs on two levels. The public Sentuh Tanahku app shows by certificate number whether it exists, the type of right, the area and the status. An official notary enquiry to the land office (pengecekan sertifikat) returns an extract with mortgages, seizures and disputes, and this level is mandatory before the deposit. You also need the owner's spouse's consent and no PBB arrears. If the seller says the certificate is 'being re-registered', in Gianyar since 24.09.2026 that takes up to 10 days under the PERINTIS programme, so ask for the application number and do not pay a deposit until the certificate appears. More → Land Title Transfer in 10 Days. Indonesia's 2026 ATR/BPN Reform in Bali and What It Changes for a Villa Buyer · Bali Villa Due Diligence, or How to Legally Verify the Property and the Deal Before You Buy

At presale this is common, and it is safe under three conditions. The KKPR is already issued, the PBG status is transparent (application number in SIMBG, stage, timing), and payments are tied to stages against acts. Pay for the first construction stage only after a PBG copy with a number, because buildings without a PBG are the ones that get demolished or never receive an SLF and legal rental. DOMA projects publish their numbers, Mirador got its PBG on 06.08.2026 and Forma's PBG is No. 510405-14122025-004. More → KKPR, PBG and SLF in the developer's document pack · How to vet a Bali developer, a 6-step checklist before you pay a deposit

The island median is $256,000–299,000. Completed villas cost $250,000–500,000 in Ubud, $400,000–800,000 in Canggu and up to $1.2 million in Seminyak (Magnum Estate, 06.2026). Off-plan projects in Ubud start at $119,000–139,000. Mirador offers two bedrooms, 72 m², from $139,000. More → How Much Does a Bali Villa Cost in 2026: Prices by Area and What Drives Them

On the resale market expect 6–7% in taxes and fees (notary 0.5–1%, registration ~1%, BPHTB up to 5% on a title transfer). From a VAT-registered developer it is up to 16–17% (PPN 11–12%). Due diligence costs $1,000–2,500, transfer fees 1–3%. A plain individual leasehold triggers no BPHTB. More → How Much Does a Bali Villa Cost in 2026: Prices by Area and What Drives Them · Property taxes in Bali and what owners actually pay

30% on signing (construction starts, lease in your name within 10 working days), 30% after the stage-1 act (foundation), 30% after the stage-2 act (structure), 10% at handover after stage 3 and the SLF. Each instalment only for a stage accepted by act. 'A discount for 100% up front at groundbreaking' is a red flag. More → Stage-based payment plans from the developer · A Developer Promises 15–17% a Year. How to Audit the Financial Model

The price is fixed in dollars, and under Law UU 7/2011 the payment arrives in rupiah at the contractor's corporate account or the notary's escrow. In 2026 money moves via direct SWIFT, transit hubs (UAE, Kazakhstan, Hong Kong) or USDT into rupiah via a licensed exchanger. Paying the developer in crypto directly is not allowed. More → How to pay for a villa in Bali in 2026 · Currency risk when buying a Bali villa, or which currency to hold and pay in

On purchase, BPHTB up to 5% (only on a title transfer) and VAT 11–12% on a new build from a VAT-registered developer. Annually, PBB, IDR 500,000–3,000,000 for an Ubud villa. On rent it is 10% for residents (PPh 4(2)) or 20% withholding for non-residents (PPh 26), lower under a treaty, plus the 10% local guest tax. At home a return with a credit for the Indonesian tax. More → Property taxes in Bali and what owners actually pay · How rental income from your Bali villa is taxed at home · An Australian bought a Bali villa. What you will owe at home

For a foreigner with a KITAS/KITAP and an NPWP, yes, when buying a completed house or apartment up to IDR 5 billion handed over in 2026. The state bears 100% of VAT on the first IDR 2 billion (up to IDR 220 million). Leasehold and PT PMA purchases do not qualify, which is the typical Bali buyer's mistake. More → Indonesia's VAT incentive on housing, when it works for a foreigner and when it does not

A two-bedroom Ubud villa costs $7,500–13,000 a year all-in (staff, electricity and water, pool and garden, insurance, repair reserve, PBB). A three-bedroom rental villa in Canggu runs $24,000–26,000. The operator's fee of 15–25% of revenue comes on top. More → The Real Cost of Running a Bali Villa, Every Owner Expense in 2026 · A Bali villa owner's annual calendar

A conventional bank mortgage against a leasehold for a non-resident is practically unavailable in Bali, because banks lend against title, which a foreigner does not hold. The working tools are the developer's interest-free stage payments and financing at home against other assets. Details and rare exceptions are in the article. More → A mortgage in Bali for a foreigner, what is actually possible · Stage-based payment plans from the developer

Not directly. DOMA accepts payment by bank transfer, and under Law UU 7/2011 settlements inside Indonesia are made in rupiah, while the price is fixed in dollars. Sending USDT to a developer or contractor is not a legal payment and not proof of payment in Coretax, with fines of up to IDR 22 billion. The legal route is to sell the crypto for rupiah through a licensed Indonesian exchanger and transfer fiat rupiah to the company account against the contract and invoice. This is not the standard deal, it is a separate route agreed in advance with the lawyer and the notary. More → How to pay for a villa in Bali in 2026 · Currency Clause in a Bali Villa Purchase Contract

In DOMA projects the price is fixed in dollars (Mirador from $139,000) and the payment arrives in rupiah at the rate on the payment date, so a weaker rupiah is not your risk. Since 2021 it has slid from about 14,000 to 18,000 per dollar (around 17,985 on 20.10.2026 per Bank Indonesia), and rupiah costs, wages, utilities and local taxes, have become cheaper for an owner earning in USD. Check the contract's currency clause, the rate source and the fixing date, because a vague 'market rate' is a source of dispute. To stop depending on the rouble or tenge during the months of construction, keep the money for future instalments in dollars. More → Currency Clause in a Bali Villa Purchase Contract · Currency risk when buying a Bali villa, or which currency to hold and pay in

The terms for deferral and termination are set in the contract, so read that section before signing. Raise the problem early, because there is always more flexibility before the next stage starts than after. The 30/30/30/10 stage payments in DOMA projects are not a loan, there is no mark-up, and the total is known on signing day. A bank mortgage against a leasehold for a non-resident is practically unavailable in Bali, so it is better to hold a reserve for the instalments in advance. More → Stage-based payment plans from the developer · A mortgage in Bali for a foreigner, what is actually possible

It depends on the cause. Construction defects fall under the contractor's warranty, in DOMA projects 5 years on structure, 2 years on utilities and 1 year on finishes and equipment from the BAST date, with a written notice, photos and a rectification act. Wear, misuse and guest damage are not covered by the warranty, that is the job of insurance and the 3–5% of revenue repair reserve the operator budgets. Minor repairs are done by the operator from operating costs at actuals, and appliances carry the manufacturer's warranty. More → Villa insurance and the coverage that actually matters · The Real Cost of Running a Bali Villa, Every Owner Expense in 2026 · The management company, your yield's real owner

On a lease assignment you pay a final tax of 2.5% of the deal value whether or not there is a profit, an agent's fee of around 5% on the market and the notary's fees for the deeds. In market practice a sale takes 3–9 months, most of it spent finding a buyer rather than on paperwork. What kills the price most is a short remaining term without a fixed extension (a 30–40% discount under 15 years) and gaps in the documents. DOMA helps its investors assign their units. More → Selling a Bali leasehold before expiry, discount and assignment · Selling your villa and doing the exit properly

SWIFT through the Russian banks that still have correspondent links takes 5–20 working days with a low success rate. Routes via Kazakhstan, the UAE or Armenia take from a few hours to two days, and converting USDT into rupiah through a licensed exchanger takes minutes. The total fee along the chain in 2026 is usually 3–12% depending on the route, while a direct SWIFT from Kazakhstan or the UAE costs single-digit percentages. The sending bank will ask for the basis, meaning the contract and an invoice for the real amount, so official paperwork is not a formality. More → How to pay for a villa in Bali in 2026 · Currency risk when buying a Bali villa, or which currency to hold and pay in

Gross in strong locations is 10–18%, net is 4–6% if self-managed and 10–15% with a professional operator. The actual for delivered DOMA-partner villas is 12.8% net (Green Harmony made 11.6–18.1% per villa in 2025 at $95,000). 'Guaranteed 20%' is marketing, not a range. More → Villa yields in Bali, the real numbers · A Developer Promises 15–17% a Year. How to Audit the Financial Model

Across all Ubud listings occupancy is 36.6% at a $113 rate (platforms, August 2026), abandoned listings included. Active villas reach 60–65% (DUVI). DOMA-partner villas under management reach 87%, and Green Harmony ran 88.2% from January to September 2025. More → Villa yields in Bali, the real numbers · Rating 4.9: reputation as an asset

You need KKPR and PBG with commercial designation, SLF, NIB with KBLI 55193 and NPWPD for the 10% local tax. Since 31.03.2026 platforms delist properties without this package, and since 1 August also from tourism-ministry lists (~1,600 properties in the first wave). For a foreign individual the package is usually provided by a licensed operator. More → Legally Renting Out a Bali Villa in 2026: Permits, the Airbnb Deadline and Real Yields · Your villa was removed from Airbnb or Booking. How delisting works and what to do

15–25% of gross revenue (sometimes 20–30% with marketing) plus operating costs at actuals. In return you get listings and pricing, guests and cleaning, staff, minor repairs, licences and taxes, a monthly report and payout. A weak operator is exposed by the absence of itemised reports and of an NIB/NPWPD. More → The management company, your yield's real owner

A hybrid works best, nightly in high season (July and August, December and January) and monthly in low season (February and March, October and November). A long-stay rate equals 12–18 nightly rates, but occupancy is 100% with less wear. Pure strategies lose to the hybrid on annual RevPAR. More → Long stay vs nightly, the strategy math · Your guests, five profiles that book villas

RevPAR = ADR × occupancy, and annual revenue = RevPAR × 365. For a 2BR in Ubud per DUVI that gives $165 × 63% ≈ $104/night ≈ $38,000 a year market-wide, and $144/night ≈ $52,500 for managed villas. Then subtract platform and operator fees, $7,500–13,000 running costs and taxes, and divide by the price. It is faster in our ROI calculator. More → Airbnb villa economics, line by line

Fact. The four Green Harmony villas ($95,000 each) paid their owners $47,415 net of operator fee and operating costs from January to September 2025, about $1,300 per villa per month, ranging from $1,778 for all four in February to $7,418 in August. Source: Betterplace reports. Projection. For Mirador ($139,000) the two operators' base case gives a $17,058 annual payout, about $1,400 a month at 84% occupancy and a $125 rate, and that is a model, not a guarantee. Market-wide an Ubud 2BR at 63% occupancy and a $165 rate makes about $38,000 gross a year before any deductions (DUVI). More → Airbnb villa economics, line by line · Villa yields in Bali, the real numbers · A Developer Promises 15–17% a Year. How to Audit the Financial Model

In DOMA projects the villa goes to a vetted operator from day one after the BAST, and listings go live at once. A new property usually reaches planned occupancy within 2–4 months while it collects its first 20–30 reviews and a rating. One-off launch costs (photo shoot, starter supplies) are usually under $500. Budget the first months below plan rather than at the year's average. More → Villa yields in Bali, the real numbers · Rating 4.9: reputation as an asset · The management company, your yield's real owner

Technically yes, but from abroad it is a second job with guests, cleaning, breakdowns and platforms, and market-wide self-management yields 4–6% net against 10–15% with a professional operator because occupancy sags. There is a legal side too. Legal rental needs an NIB with KBLI 55193, a KKPR and PBG with commercial designation, an SLF and an NPWPD, and the pondok wisata code 55130 is open only to Indonesian citizens. For a foreign individual this package is usually provided by a licensed operator, and without it platforms have been delisting since 31.03.2026. More → The management company, your yield's real owner · Legally Renting Out a Bali Villa in 2026: Permits, the Airbnb Deadline and Real Yields · Dynamic pricing for a villa

Yes, the owner signs the operator contract, and the normal term is a year with exit on 30–60 days' notice. A drop in occupancy and rating shows in the reports within 2–3 months, then comes a conversation, a fix plan or a change of operator. A weak operator is exposed by the lack of monthly itemised reports (revenue, occupancy, ADR, costs) and the lack of an NIB with KBLI 55193 and an NPWPD covering your villa. Check the short exit clause before signing. More → The management company, your yield's real owner · Rating 4.9: reputation as an asset

The operator collects revenue from platforms and guests, deducts its fee and operating costs, withholds the Indonesian rental tax (PPh, 20% for a non-resident or 10% for a resident, lower under a treaty) and issues a bukti potong receipt for the credit at home. The payout comes with a monthly report in the currency of the operator contract, and DOMA's own calculations are in dollars. The payout history lives in the investor dashboard, which switches to operating mode after handover. More → Villa yields in Bali, the real numbers · How rental income from your Bali villa is taxed at home · The management company, your yield's real owner

Per BPS Bali for August 2026 the top three are Australia (23.5% of arrivals), China and France, with Europe up 4.9%. Ubud draws people for nature and practices year-round, couples and families at the peaks, nomads and long stays in the quiet months. Couples win on nightly rate, a mix of segments wins on the stability of annual revenue. An English listing is a must, and the demand peaks of different countries do not coincide, so the price calendar follows the markets rather than a flat rate. More → Where Bali Guests Come From in 2026 and What a Villa Owner Should Do · Your guests, five profiles that book villas · Long stay vs nightly, the strategy math

Yes, that is Nyepi, the Balinese day of silence, which in 2027 falls on Monday 8 March. The airport closes for 24 hours, guests stay on the villa grounds, staff usually do not work, and the rules apply to hotels and villas alike. It costs almost no income, since guests already checked in stay put and many come specifically for the experience. The owner's and operator's job is to block check-ins and check-outs on the day itself, warn guests in writing and stock up on water, food and cash. More → Nyepi and Renting a Bali Villa, What an Owner Does in Advance · A Bali villa owner's annual calendar

A 72 m² two-bedroom villa takes 10 months under the construction contract in DOMA projects. Stage 1 is the foundation (with columns and pool shell), stage 2 the structure (load-bearing, roof, walls), stage 3 finishing. Mirador got its PBG on 06.08.2026, and completion is September 2027. Investor reports come every 2 weeks. More → Construction stages and what happens between your payments

A written demand (somasi) with a reasonable period → a claim for the contractual penalty → mediation or court. Wanprestasi (breach) is not force majeure. Force majeure applies only to unforeseeable events and only if provided for. For prevention, put a specific date and penalty figure in the contract and pay only against acts. More → Your Bali Developer Missed the Deadline. A Step-by-Step Guide

A final inspection takes up to 2 weeks and follows a checklist covering conformity to design and PBG, roof and waterproofing, electrics, water and drainage, pool, finishes, furniture against specification and documents. Issues go on a snag list annexed to the BAST with deadlines. The BAST is signed after the SLF, and the final 10% is paid on signing. More → Bali villa handover, what to inspect and what to sign

Under the construction contract in DOMA projects the warranties are 5 years on structure, 2 years on utilities and 1 year on finishes and equipment, counted from the BAST date. The contractor issues the warranties, and DOMA as your investment partner makes sure they are honoured under the coordinator services agreement. DOMA does not issue these warranties in its own name. More → Bali villa handover, what to inspect and what to sign · Why DOMA switched to a coordinator services agreement instead of “everything through one company”

There is no island-wide ban. Since 2026 six regencies have suspended new permits for hotels, villas and restaurants in overheated zones. The south was not halted, and projects with issued KKPR and PBG are unaffected. Check permit numbers in OSS and SIMBG, not promises to 'sort it during construction'. More → What Bali's Construction Moratorium Actually Restricts in 2026 · The 15-metre rule, or why Bali does not build higher than a coconut tree

Preferably yes, it is the last point where a defect is still a 'snag' rather than a warranty claim. If you cannot come, give a power of attorney to a representative or an independent engineer and insist on video of the whole inspection, not a final report of ten photos. Allow 3–4 hours for the first inspection plus a return visit after the fixes, and in DOMA projects the final check takes up to 2 weeks. Do not sign a 'clean' BAST on a verbal promise to finish later, issues go on the snag list with deadlines. More → Bali villa handover, what to inspect and what to sign · Buying a villa in Bali remotely, step by step

Yes, before the relevant construction stage starts. Mirador offers four layouts on the same 72 m² house, Suite, Lounge, Twin and Study, and DOMA adapts the layout to your living or rental scenario at no extra charge (principle No. 6). The level of finishes, plumbing and appliances is chosen in the online configurator, and a smart home is cheaper to build in during construction than to retrofit. Substantial changes after the PBG is issued require re-approval, so layout decisions are made before it is granted. More → Building your villa in the configurator · Construction stages and what happens between your payments · Design that earns its keep

The one written as a figure. In the construction contracts of DOMA projects it is 0.05% of the amount paid for each day of delay after a short grace period, and the worked example in the article gives $2,919 for 60 days. A contract with no penalty figure means a delay costs the builder nothing. A cash gap or a change of contractor is not force majeure (wanprestasi), and paying against acts protects you from money running ahead of the work. The contract term for a 72 m² 2BR is 10 months. More → Your Bali Developer Missed the Deadline. A Step-by-Step Guide · Construction stages and what happens between your payments

Through documents and independent eyes. Each stage closes with an act you see before paying, and the dashboard gets photos, video and drone flights every 2 weeks. At handover you can bring an independent engineer with a checklist (structure, waterproofing, electrics, water, pool, finishes against specification), and issues go on the snag list annexed to the BAST. Compare render and reality, the Forma page shows photos of the finished phase-1 villas taken in July 2026 from the same angles as the renders. After the BAST the contractor's 5/2/1 warranty applies. More → Construction stages and what happens between your payments · Bali villa handover, what to inspect and what to sign · Off-Plan or Ready Villa, What to Choose in Bali in 2026

In Ubud land costs $316/m² versus $793 in Canggu (LandLoom), off-plan entry starts from $139,000, demand comes year-round from nomads, retreats and families, and there is less competition per guest. Canggu has higher rates and entry price, traffic, overheating and the south's urban flood risk. Our base is Ubud and we are now entering the Bukit. We explain why in the breakdown. More → Ubud or Canggu, choosing your market · Sanur, the one Bali district where demand outruns supply

From Lodtunduh (south Ubud, Mirador) the ocean is 24 minutes away at Pantai Purnama, 29 at Sanur and 28 at Keramas. The airport is 50 minutes via the toll road, Ubud centre 15 minutes. From the northern villages (Petulu, Tegallalang) add 15–25 minutes. Google Maps, car, normal traffic. More → Ubud's infrastructure for an owner

With a view, yes, if the plot itself is residential and not in the LSD/LP2B. The cheapest, prettiest plots are almost always green zone, and converting them for a villa has been a criminal offence since 2026 (Bali Perda 4/2026, up to 5 years and IDR 1 billion). Check via the RDTR map, a notary enquiry and the KKPR. More → Bali's Rice-Field Law No. 4/2026 and why a villa on farmland is now a criminal matter · Land zoning in Bali and why it comes first

Per the Bali Net Zero coalition map (09.2026), the south faces urban flooding, the highlands landslides, the north and east drought and erosion, and Gianyar with Ubud watershed floods, irrigation failures and terrace landslides. Water demand is 4.06 billion m³ against 2.07 available. The seven pre-deal questions are in the article. More → Climate risk by location in Bali and what to check before buying a villa · Water and utilities at a Bali villa, well, PDAM and the SIPA permit in 2026

Within 10–15 minutes of the centre there are international clinics with 24-hour care, Ari Canti hospital in Mas, dozens of international schools and kindergartens, coworkings, yoga and gyms, and 100+ Mbit fibre. For serious medicine you go to BIMC/Siloam in Denpasar, 45–60 minutes away. More → Ubud's infrastructure for an owner · Living in Ubud, the honest portrait

Not yet, DOMA is securing land for its first Bukit project, and all delivered and ongoing projects are in Ubud. On the Bukit, check three things. Per Propertia for August 2026, 26.1% of Uluwatu listings sit on agricultural, green or protected land against 9.3% for Bali, the median remaining lease island-wide is just 27 years, and water comes from deep wells with a SIPA permit or by truck. Median entry runs from $228,000 (Ungasan) to $339,000 (Bingin), and demand is seasonal with a dry-season peak. If the Bukit is your scenario, we will say so. More → Bukit and Uluwatu in 2026, Should You Buy a Villa in South Bali · Ubud or Canggu, choosing your market

The PLN grid works, but Bali is an island and short local outages happen, so backup is the norm for a rental villa. That means a generator, solar panels with a battery or a UPS for the router and lights, and the October 2026 fuel crisis showed a generator is best paired with solar. Water comes from PDAM or a well (rental needs a SIPA permit), it is not drunk without filtration, and the pump depends on electricity, so a storage tank is needed. Villas in DOMA projects have voltage stabilisers and water tanks, and the upper packages add water treatment. More → A Bali Villa's Electricity and Energy, Grid, Outages and Backup · Water at a Bali Villa, from Well and PDAM to Quality and Filtration · Ubud's infrastructure for an owner

No, status is obtained separately. The options are the Second Home Visa (a deposit from ~IDR 2 billion ≈ $125k or property of that value, 5–10 years), the Golden Visa ($350k for 5 years / $700k for 10, or an apartment from $1 million) or an investor KITAS via an existing PT PMA. A $139k leasehold villa is not a basis. More → Visas and KITAS for staying in Bali as an owner

A passport valid 6+ months, the e-Arrival Card, the electronic customs declaration, the Love Bali levy of IDR 150,000, a visa (visa-free, VOA or e-VOA at IDR 500,000 for 30 days, extendable with biometrics). For a deal you need the original passport for the notary, or a power of attorney. More → Bali Entry Rules in 2026: Documents, Tourist Levy and Visa Extensions

Yes, it is the usual model. You block the calendar for your weeks and the operator rents the rest. Note that your weeks in high season cost the most in forgone revenue, and 183+ days makes you an Indonesian tax resident with worldwide income to declare. More → Living in Ubud, the honest portrait · Long stay vs nightly, the strategy math

For work for a foreign employer there is the E33G remote worker KITAS, valid up to a year and renewable. The 2026 requirements are income from $60,000 a year, a balance of $2,000 held for the last three months and a contract with a company outside Indonesia, with a state fee of about IDR 7 million and about five working days to issue. The visa grants no property rights, but it does not interfere with a lease in your name either. At 183+ days a year you become an Indonesian tax resident with worldwide income to declare. More → Bali Remote Worker Visa E33G in 2026 · Visas and KITAS for staying in Bali as an owner

Yes, the E33F retirement KITAS, usually from age 55 (some sources say 60, so confirm the threshold with immigration). You need proof of income of around $1,500 a month via a 3-month statement, the visa is issued for a year and renewed for roughly up to 5 years, after which you can apply for a KITAP. Agency packages cost roughly IDR 15–21 million (Emerhub, 2026). You cannot work on it, and the villa satisfies the housing requirement, but the visa itself grants no property rights. More → Bali Retirement Visa in 2026: How the Retirement KITAS Works · Visas and KITAS for staying in Bali as an owner

Neither. DOMA is an investment partner in Bali. From 2022 to 2025 we built villas in Ubud as a developer (30+ villas, Green Harmony, Most, Sun Rise). Since 2026 the law no longer lets a foreign company act as a developer, so we run the project on the investor's side under a coordinator services agreement. The land is leased in your name, the construction budget goes directly to the general contractor, and DOMA answers for the plot, due diligence, design, deadlines, quality and handover to management. Same team, same contractor, and the track record of three years stays with us. More → Why DOMA switched to a coordinator services agreement instead of “everything through one company” · How to vet a Bali developer, a 6-step checklist before you pay a deposit

Five projects in Ubud, 44 villas in total. These are Green Harmony (4 villas, delivered Q3 2024, 88.2% occupancy in 2025), Most (4, sold, under construction), Sun Rise (19 units, 19 of 19 sold, under construction), Forma (10 villas, 9 sold, phase 1 handing over since July 2026) and Mirador (7 villas, on sale, completion September 2027). 4,000+ Airbnb reviews across delivered partner villas. More → Airbnb villa economics, line by line

7 villas in Lodtunduh (south Ubud) by the Wos river canyon, all two-bedroom, 72 m² house, 112–118 m² plots plus a share of common land with an infinity pool. Suite / Lounge / Twin / Study layouts from $139,000 to $149,000. R3 zone, PBG dated 06.08.2026, leasehold 29+10+30, completion September 2027. Two operators' base case is 12–14% net. That is a projection, not a guarantee. More → A Developer Promises 15–17% a Year. How to Audit the Financial Model

After the first payment the owner portal opens. Photos, video, drone flights, documents and acts there are updated every 2 weeks. Each stage closes with an act you see before paying. After handover the portal switches to operating mode with rental and payout records. More → Construction stages and what happens between your payments

Yes, that is the 'investor club' principle. Ask owners about DOMA, not a sales manager. We arrange contact on request, and you can stay at a delivered partner villa on a 'trust tour' before deciding. More → From one villa to a portfolio, the reinvest path

Anyone expecting deposit-like liquidity, counting on residence through the purchase, planning on 'guaranteed 20%', or not prepared for the fact that it is a land lease for a term, not ownership. A villa is the resort-property slice of a portfolio with 10–15% cash flow and a 5+ year horizon. The comparison with Phuket and Dubai is in the blog. More → Where a Bali villa fits in a portfolio · Bali, Phuket or Dubai compared by the numbers

A two-storey 72 m² house with two bedrooms, a private pool, furniture and appliances turnkey, a 112–118 m² plot plus a share of the common area (909.1 m² for 7 villas with 95 m² of guest parking). The 29+10+30 year leasehold is included and registered in your name within 10 working days of the first payment. On top of the price come your lawyer's due diligence ($1,000–2,500), transfer fees and exchange differences (1–3%) and any upgrades of finishes, appliances or smart home chosen separately in the configurator. The final price of a specific villa is confirmed before booking. More → How Much Does a Bali Villa Cost in 2026: Prices by Area and What Drives Them · Building your villa in the configurator · A Developer Promises 15–17% a Year. How to Audit the Financial Model

Yes, that is exactly what it is for (DOMA principle No. 9). You fly in, stay at a delivered partner villa, see the Mirador and Forma sites and the documents in person, talk to owners, and then decide. Green Harmony hosts guests, so the visit time is agreed with the management company in advance. Deciding after a visit rather than from renders is the best way to check both us and your fit with Ubud. More → How to vet a Bali developer, a 6-step checklist before you pay a deposit · Seven investor mistakes and their antidotes · Living in Ubud, the honest portrait

Four reasons. It is off-plan, and per 2026 market reviews a villa under construction is 10–30% cheaper than a comparable finished one, with the difference going to whoever waits the 10 months. Land in Ubud costs $316/m² against $793 in Canggu (LandLoom), and the format is compact, a 72 m² house on a 112–118 m² plot. Seven identical villas are built by one general contractor, and the structure has no developer middleman adding a margin. For comparison, the median new listing in Ubud as of September 2026 is $267,000. The 15–30% gain in value by completion is a market estimate, not a promise. More → Off-Plan or Ready Villa, What to Choose in Bali in 2026 · How Much Does a Bali Villa Cost in 2026: Prices by Area and What Drives Them · Over half of Ubud villa listings appeared since March 2026

Forma has one villa left at $179,000, nine of ten are sold, part of phase 1 has been handed to owners since July 2026, and the lease there is 29+10 years. Green Harmony (4 villas) was sold and handed over in Q3 2024, and Most (4 villas) and Sun Rise (19 units) are fully sold and under construction. The main offer now is Mirador, with 5 of 7 villas available, and the status of a specific villa is confirmed before booking. More → Why DOMA switched to a coordinator services agreement instead of “everything through one company” · Airbnb villa economics, line by line