A DOMA publication

DOMA Journal

What happened in Bali and what it means for your money. A daily digest on real estate, regulation, visas and the market, plus a free weekly PDF issue.

07:30new digest every morning, Bali time
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Latest digest

DOMA Journal 11: September in numbers and fields for sale. Arrivals, inflation 3.87%, rupiah 18,147 and Jatiluwih (27 October – 2 November 2026)

Issue 11 for 27 October – 2 November 2026: 650,169 arrivals in September and −1.15% over nine months, hotel occupancy 66.4%, inflation in Bali 3.87%, the rupiah at 18,147, halted building sites in Jatiluwih, paddy land down 9.2%, unlicensed money changers, quarterly taxes, Bali as a financial centre, Badung water, a rainy-season passport and the November calendar. 24 pages, RU and EN.

BPS: 650,169 arrivals in September, −1.15% over nine months, hotel occupancy 66.4%Inflation in Bali 3.87% and the rupiah at 18,147: a conditional model inside the reportJatiluwih: halted building sites, paddy land down 9.2%Bali as a financial centre, Badung water, a rainy-season passport and the November calendar

The weekly issue in PDF

A week of Bali in one magazine

DOMA Journal, issue 11

Issue № 11 · November 4, 2026

September in numbers and fields for sale

  • BPS: 650,169 arrivals in September, −1.15% over nine months, hotel occupancy 66.4%
  • Inflation in Bali 3.87% and the rupiah at 18,147: a conditional model inside the report
  • Jatiluwih: halted building sites, paddy land down 9.2%
  • Bali as a financial centre, Badung water, a rainy-season passport and the November calendar
Read onlineDownload PDF · 24 pages
DOMA Journal, issue 10

Issue № 10 · October 27, 2026

The island leaves the queue

  • Bank Indonesia: rate 5.75%, deposit 5% and the rupiah at 18,080
  • The governor walks into hotel kitchens and the 5.25 million wage debate
  • Pansus TRAP, the Denpasar audit and Bali's 2027 budget
  • Exchange rate and wages inside the report: two conditional models and a procurement passport
Read onlineDownload PDF · 26 pages
DOMA Journal, issue 9

Issue № 9 · October 20, 2026

When the island queues

  • Seven days without petrol. Timeline, measures and the cost of disruption
  • Rupiah above 18,000 and the MSCI proposal. The exchange rate inside a deal
  • The governor asks platforms not to promote unlicensed villas
  • Fuel and energy passports for a villa, a report for the crisis week
Read onlineDownload PDF · 26 pages

Issue № 8 · October 14, 2026

Behind the beautiful view

  • Bukit water supply and a villa’s water file
  • Tourism demand in Bali and Indonesia
  • UWRF, Benoa port and district plans
  • Event economics and a disruption reserve
Read onlineDownload PDF · 16 pages

Issue № 7 · October 6, 2026

Why operating villas are up for sale

  • PHRI on operating villas offered for sale
  • Bali hotel occupancy in August at 68.19% and 43.16%
  • How shorter bookings affect expenses
  • September inflation and the owner’s budget
Read onlineDownload PDF · 16 pages

Issue № 6 · September 29, 2026

A ten-day timetable for land transfers

  • Gianyar joins the PERINTIS programme
  • What is known about reports of hotel sales
  • The BI rate remains at 5.75%
  • Rental revenue and costs in a worked example
Read onlineDownload PDF · 4 pages

Issue № 5 · September 20, 2026

Quarterly review of three months that rewrote the rules of entry to Bali

  • 18 KBLI codes closed to new PT PMA. Which legal structures remain
  • Delisting from Airbnb and Booking. How platforms check NIB, KBLI and NKU against OSS
  • Absorption balance negative in six of seven zones, visa extensions +20.3%
  • Cost of ownership (wages, water, waste, fires) and the calendar to year-end
Read onlineDownload PDF · 31 pages

Issue № 4 · September 13, 2026

A week without headline deals, but with three numbers about cost

  • 574 entry refusals and 265 deportations. How the border regime actually works
  • Visa-on-arrival extensions up 20.3%, a signal of demand for longer stays
  • Minimum wage of Rp 3.2m in law against a Rp 5.2m liveable benchmark
  • Dry season sees fires in Denpasar up by half in a single month
Read onlineDownload PDF · 8 pages

Issue № 3 · September 6, 2026

Demand has plateaued while supply keeps growing

  • 3.92 million foreign arrivals from January to July, a plateau rather than a boom
  • Absorption balance negative in almost every zone, only Sanur is positive
  • Tram from the airport to Canggu. Agreement signed, full line due in 2029
  • The Kelingking glass lift ruling and what it says about permits
Read onlineDownload PDF · 8 pages

Issue № 2 · August 8, 2026

Russian edition. Bali tourism hits a plateau while infrastructure accelerates

  • 3.2 million foreign arrivals in H1 2026, down 2.42% year on year
  • $85m Sira Village and Benoa marina planned for 188 yachts
  • Bingin and Uluwatu, tighter scrutiny of Bali's coastline
  • Russian-language edition. What to price today and what remains upside
Read onlineDownload PDF · 10 pages

Issue № 1 · July 25, 2026

Bali closes 18 business sectors to new foreign companies, real estate included

  • 18 KBLI codes closed to new PT PMA, including 68111 real estate
  • Bank Indonesia holds at 5.75% as the rupiah trades near 17,977
  • Digital land revaluation opens a 20–40% valuation gap
  • June arrivals 623,592 (+3.5% y/y), high-season occupancy 70–80%
Read onlineDownload PDF · 10 pages

All digests

DOMA Journal 10: the island leaves the queue. Rate 5.75%, rupiah 18,080 and hotel kitchens (20–26 October 2026)

Issue 10 for 20–26 October 2026: how the fuel story closed, Bank Indonesia's decision and three rupiah closes above 18,000, kitchen checks for local produce, the 5.25 million minimum-wage debate, the final Pansus TRAP report, the Denpasar tax audit, Bali's 2027 budget, two conditional models and a procurement passport. 26 pages, RU and EN.

Bank Indonesia: rate 5.75%, deposit 5% and the rupiah at 18,080The governor walks into hotel kitchens and the 5.25 million wage debatePansus TRAP, the Denpasar audit and Bali's 2027 budgetExchange rate and wages inside the report: two conditional models and a procurement passport

DOMA Journal 09: when the island queues. Fuel, the rupiah above 18,000 and rules for platforms (12–19 October 2026)

Issue 9 for 12–19 October 2026: seven days without petrol and what the disruption costs a villa, the rupiah above 18,000 and the MSCI proposal, the governor's call to platforms, Badung's single window for permits, BPHTB, Gianyar's budget, fuel and energy passports for a property. 26 pages, RU and EN.

Fuel crisis 12–19 October, its timeline, measures and the cost of disruptionRupiah above 18,000 and the exchange rate inside a dealPlatforms and licences, Badung, Pandawa, BPHTBFuel and energy passports for a villa

DOMA Journal No. 8: behind the beautiful view

DOMA Journal for 5-11 October 2026: Bukit water, tourism demand, UWRF and infrastructure. 16 pages with photography, charts and worked examples. English PDF.

Bukit water supply and a villa’s water fileTourism demand in Bali and IndonesiaUWRF, Benoa port and district plansEvent economics and a disruption reserve

DOMA Journal No. 7: why operating villas are up for sale

DOMA Journal No. 7, from 30 September to 6 October, with 16 pages on Bali villas, occupancy, operating costs and purchase checks, plus infographics, photography and an English PDF.

PHRI on operating villas offered for saleBali hotel occupancy in August stood at 68.19% and 43.16%How shorter bookings affect expensesSeptember inflation and the owner’s budget

DOMA Journal No. 6: a ten-day timetable for land transfers

Gianyar joins PERINTIS, authorities check hotel sale reports, and BI holds its rate. Four pages on Bali property transactions and rental economics.

Gianyar joins the PERINTIS programmeWhat is known about reports of hotel salesThe BI rate remains at 5.75%Rental revenue and costs in a worked example

DOMA Journal 5: quarterly review of three months that rewrote the rules of entry to Bali. 18 KBLI codes, Airbnb and Booking delisting, absorption balance and cost of ownership (July – September 2026)

Quarterly review issue 5 for July – September 2026 on 31 pages: 18 KBLI codes closed to new PT PMA, the nominee ban and Coretax, 10-day land registration, platform delisting, a 5.75% rate and the rupiah near 18,000, absorption balance in seven zones, market 36% versus managed 80%, cost of ownership.

18 KBLI codes closed to new PT PMA. Which legal structures remainDelisting from Airbnb and Booking. How platforms check NIB, KBLI and NKU against OSSAbsorption balance negative in six of seven zones, visa extensions +20.3%Cost of ownership (wages, water, waste, fires) and the calendar to year-end

DOMA Journal 4: a week without headline deals, but with three numbers about cost. 574 entry refusals, VOA extensions +20.3% and a Rp 3.2m minimum wage (7–13 September 2026)

Issue 4 for 7–13 September 2026: the Ngurah Rai immigration report for January–August (10.23 million passages, 574 refusals, 265 deportations), VOA extensions up 20.3%, the Rp 3.2m minimum wage against a Rp 5.2m benchmark, Denpasar fires up 54%, new routes and 15,803 electric vehicles. 8 pages.

574 entry refusals and 265 deportations. How the border regime actually worksVisa-on-arrival extensions up 20.3%, a signal of demand for longer staysMinimum wage of Rp 3.2m in law against a Rp 5.2m liveable benchmarkDry season sees fires in Denpasar up by half in a single month

Bali Today, 13 September 2026: dry-season fires in Denpasar, electric vehicles and a new Phuket route

The Denpasar fire brigade reports 51 fires in August against 33 in July and 215 since the start of the year, with the dry season at its peak. What it means for a villa owner, from insurance and wiring to rubbish burning next door. Plus 15,803 electric vehicles on Bali and a direct flight from Bali to Phuket from Rp 2.3 million.

Denpasar fires up by half in a monthWhat a villa owner should check in the dry seasonEVs and connectivity, 15,803 electric vehicles and a Phuket route

DOMA Journal 3: demand has plateaued while supply keeps growing. Absorption balance by zone, the airport–Canggu tram and the Kelingking lift ruling (10 August – 6 September 2026)

Issue 3 for 10 August – 6 September 2026: 3.92 million foreign arrivals in January–July, absorption balance negative almost everywhere with only Sanur positive, 2,460 rooms under construction, the airport–Canggu tram by 2029, the Kelingking lift ruling, 3.45% inflation and a 5.75% rate. 8 pages.

3.92 million foreign arrivals from January to July, a plateau rather than a boomAbsorption balance negative in almost every zone, only Sanur is positiveTram from the airport to Canggu. Agreement signed, full line due in 2029The Kelingking glass lift ruling and what it says about permits

Bali Today, 5 September 2026. Court overturns demolition of the Kelingking glass lift, a lesson on permits

The Denpasar administrative court sided with a foreign investor and struck down the order to demolish the 182-metre glass lift at Kelingking Beach (Nusa Penida), and the Bali government will appeal. What this case tells a villa buyer about permit risk. Plus the market in numbers, with August inflation, the BI rate and the rupiah.

Court overturns the Kelingking lift demolition orderWhat it means about permits and demolition on BaliMarket in numbers. Inflation, rate, rupiah

Bali Today, 3 September 2026. Room oversupply as Sanur strengthens and Ubud and most zones go into the red

A new PT Hotel Investment Advisory report shows that the absorption balance for new supply is negative in almost every Bali zone. Sanur is the only one in positive territory, with a projected 84.6% occupancy. Ubud is at −8.1pp and 'regional Bali' at −31.4pp. Around 2,460 more rooms are under construction. What it means for a villa buyer.

Absorption balance by zone is red almost everywhereAround 2,460 more rooms in the pipelineUbud, yields and vetting promises

Bali Today, 14 August 2026: a zero-tax financial centre law, and who really writes the island's rules

Indonesia has passed its International Financial Centre law with a 0% tax regime, and Bali is the leading candidate site. Jakarta struck a chapter out of Bali's tourist-transport bylaw. Tourism brings the island Rp176 trillion in foreign exchange.

A zero-tax financial centre and what it means for villa ownersJakarta vs Bali's tourist-transport bylawRp176 trillion, tourism is 66% of the island's economy

DOMA Journal 2: tourism hits a plateau while infrastructure accelerates. $85m Sira Village, Benoa marina and coastline control (27 July – 8 August 2026)

Issue 2 for 27 July – 8 August 2026: 3.2 million foreign arrivals in H1 (−2.42%), the $85m Sira Village, Benoa marina for 188 yachts, a northern airport without dates, demolitions in Bingin, Villa Vedas, the rupiah near 18,000, Badung event controls, a decision matrix and a checklist. 10 pages.

3.2 million foreign arrivals in H1 2026, down 2.42% year on year$85m Sira Village and Benoa marina planned for 188 yachtsBingin and Uluwatu, tighter scrutiny of Bali's coastlineWhat to price today and what remains upside

Bali today, 6 August 2026. The island drew 3.2 million foreigners in H1, 2.4% fewer than a year ago

Bali welcomed about 3.2 million foreign tourists in January–June 2026, 2.42% fewer than in the same half of 2025 (BPS-Bali data). One in four came from Australia, and Russia holds seventh place. The second story is that the government is prioritising investment and tourism in Q3 and has opened a direct Bali–Phuket flight. What both mean for a villa buyer.

H1 arrivals at 3.2 million, −2.4% y/yQ3: focus on investment and tourism, Bali–Phuket flight

Bali today, 5 August 2026: Benoa becomes Southeast Asia's largest marina, and the cliffs under Uluwatu get a seawall

Benoa port is being reshaped into the Bali Maritime Tourism Hub, a 24.77-hectare marina for up to 188 yachts, with berths for vessels up to 90 m and capacity for five cruise ships a day. Full launch is stated for the end of 2028. The second story is the seawall under Uluwatu temple, a continuation of the state's coastal-protection course. What both mean for a villa buyer.

Benoa, a 188-yacht marina by end-2028Uluwatu, a seawall under the temple

Bali today, 4 August 2026. Tabanan is called Bali's second tourist destination, and here is what it means for locations

A quiet day, with no fresh regulatory, tax or visa events in the last 24 hours. The one substantive story is Tabanan, described as Bali's emerging second-largest tourist destination after Badung. We read it carefully. The source carries no prices or project data, but it does confirm demand spreading from the overheated south inland.

Tabanan, second only to BadungDemand shifting from the south inland

Bali today, 3 August 2026. An AI center rises in the Kura Kura zone, showing where the south's economy is heading

A quiet day on the property front, with no fresh regulatory, tax or visa events in the last 24 hours. The one substantive signal is a background one. An Artificial Intelligence Development Center is being built in the Kura Kura special economic zone on Serangan, with Tsinghua University. We unpack what it means for the south's investment climate and why it's about the economy, not the villa market directly.

An AI Development Center in the Kura Kura zoneWhere the south's economy is heading

Bali today, 2 August 2026. Where the big money is going (a Serangan outlet mall and a northern airport)

A moderate day on the property front. The headline is where large capital is flowing on the island. In the south, Bali's first outlet mall, Sira Village, opened in the Kura Kura special zone ($85m, BTID + Mitsubishi Estate), while in the north President Prabowo backed a privately funded international airport at Kubutambahan. We unpack what both signals mean for a villa buyer.

Sira Village outlet mall in the Kura Kura zonePresident backs a North Bali airport

Bali today, 31 July 2026. Bingin Beach is being reshaped, a plain lesson in zoning, permits and taxes

No major property events in the last 24 hours, so a quiet day. The main story is that authorities are starting a state-led redevelopment of Bingin Beach (Uluwatu, Badung), where 40+ illegal structures were demolished a year earlier for zoning breaches, building-code violations and tax evasion. We unpack why this is a concrete lesson for a villa buyer, covering the three reasons for the demolition and why the permit package matters more than the ocean view.

Bingin, demolition and redevelopmentThree reasons for the demolition, a buyer's lesson

Bali today, 30 July 2026. Badung moves to control foreigners' events, and a tourist visa won't cover it

No major property events in the last 24 hours, so it is a quiet day. The headline is that the Badung Tourism Office (28 July 2026) is introducing a mandatory notification and control mechanism for events and activities run by foreigners in public spaces, continuing the 2026 'quality tourism' course and its focus on visa status. Plus a short 'market in numbers' note. The rupiah is holding above 18,000 IDR/USD as Bank Indonesia steps up support.

Badung, control over foreigners' eventsMarket in numbers, rupiah and Bank Indonesia

Bali today, 29 July 2026. A villa closed over zoning reopens, and what to keep in mind before a viewing trip

No fresh property events in the last 24 hours, so it is a quiet day. We unpack two practical threads for a buyer. Villa Vedas in Tabanan, closed on the recommendation of the Pansus TRAP committee, has reopened after its zoning compliance was confirmed (27 July 2026), while the inspection campaign itself hit a jurisdiction dispute. Plus a reminder for anyone flying in to view a property. Since May 2025 extending a visa in Bali requires an in-person biometric visit to immigration.

Zoning, Villa Vedas reopensVisa extension needs an in-person visit

Bali today, 28 July 2026. Bank Indonesia governor's shock exit and what it means for a currency buyer

On 27 July 2026 Bank Indonesia governor Perry Warjiyo resigned nearly two years early, and senior deputy Destry Damayanti takes over as acting governor. The rupiah weakened to ~17,990 IDR/USD, is down more than 7% in 2026 and remains Asia's weakest currency. We unpack it without rate forecasts, looking at the two sides of a weak rupiah for a villa buyer paying in USD, AUD, EUR or another currency.

Bank Indonesia governor resignsRupiah and the currency buyer

Bali today, 27 July 2026. Indonesia bets on wellness tourism, a tailwind for Ubud

Indonesia's Ministry of Tourism has set a course to develop wellness tourism. In 2024 the segment drew 13.35% of foreign arrivals, and the Global Wellness Institute values the global market at $6.8 trillion. We also unpack the provincial 'quality tourism' regulation with proof-of-funds checks on entry, the expansion of Ngurah Rai airport to 32 million passengers by 2031, and what it all means for a villa buyer.

Wellness tourism and UbudEntry rules 2026Airport and connectivity

Bali today, 26 July 2026, authorities close villas over zoning breaches in the 2026 inspection campaign

Through 2026 a special committee of the Bali parliament (Pansus TRAP) has been inspecting villas and recommending closures for zoning and coastal-setback violations. Villa Vedas in Tabanan and the Plataran complex in Buleleng are among the targets, with 21 offenders identified across the island. We look at what is happening, what owners risk, and why it argues for buying from a developer with a verifiable permit pack.

Zoning and permitsVilla inspections and closuresCoastline

DOMA Journal 1: Bali closes 18 sectors to new foreign companies. Rate 5.75%, digital land revaluation and June arrivals (18–26 July 2026)

Issue 1 for 18–26 July 2026: OSS shut to new PT PMA under 18 KBLI codes including 68111 real estate, the rate held at 5.75%, the rupiah near 17,977, a 20–40% land valuation gap, deportations for working on tourist visas, 623,592 June arrivals and Mirador as property of the issue. 10 pages.

18 KBLI codes closed to new PT PMA, including 68111 real estateBank Indonesia holds at 5.75% as the rupiah trades near 17,977Digital land revaluation opens a 20–40% valuation gapJune arrivals 623,592 (+3.5% y/y), high-season occupancy 70–80%

Bali today, 24 July 2026: the island closes 18 sectors to new foreign companies, including real estate

Bali has closed the OSS licensing system to new foreign companies (PT PMA) in 18 low-risk sectors, among them the owning and leasing of real estate (KBLI 68111). Existing licences remain valid but face tighter scrutiny. We look at what this changes for a buyer of a rental villa, and, as backdrop, the push for a zero-tax international financial centre.

Regulation and PT PMAReal estate and rentalsInvestment climate 2026

Bali today, 23 July 2026: Bank Indonesia holds the rate at 5.75% and bets on capital inflows

Bank Indonesia kept its benchmark rate at 5.75% and chose to court foreign capital rather than tighten, while the rupiah still weakened. Separately, we look at fresh market data, where tourist arrivals fell 6.4% year on year in April, yet hotel occupancy rose. What it means for a buyer holding foreign currency.

Finance and FXMarket in numbersRental demand

Bali today, 21 July 2026: island development plan, a second airport and a water taxi to Canggu

The ATR/BPN minister set out four priorities for Bali, with spatial planning and curbs on land conversion front and centre. North Bali is being prepared for a special-purpose airport, and a water taxi could cut the trip from the airport to Canggu to 30 minutes. Indonesia's golden visa has passed 1,274 grants and Rp52.1 trillion in investment. What it means for investors.

Island developmentInfrastructureVisas

Bali today, 20 July 2026: digital land valuation and tighter checks on foreigners

Indonesia rolls out a Single Land Value system on digital zone maps, and properties with electronic documents could gain 20–40% in appraised value. Bali immigration deported 342 foreigners in six months. A 30% green-space rule is under discussion. What it means for investors.

Land & valuationVisas & enforcementZoning
UbudBali areas map, 19 areas in numbers

Land and villa prices, nightly rate and occupancy, unit types, who each area suits and the 2026 rules. No brands, every figure has a source.

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