Investing in Bali: everything you need to know as an international investor
Current figures, regulation, regional overviews and what Bali Estate Group does for you as a developer and seller, based on public market data and our hands-on experience on the island.
Foreign arrivals in Bali 2025
+9.7% vs 2024
Gross return range on BEG projects
Occupancy in prime locations
Leasehold, unique in the market
Market context
Why Bali is a serious investment destination in 2026
Three forces make Bali more attractive right now than five years ago: sustained tourism growth, diversification of source markets and an economic climate that has become more predictable for investors.
Tourism figures keep growing
In 2025, Bali received roughly 6.95 million direct foreign arrivals, a growth of 9.72 percent compared to 2024. The first five months of 2025 even showed a growth of 13.65 percent. For 2026, the Indonesian statistics agency expects the 7 million mark to be broken.
Australia remains the largest source market, followed by India, China, South Korea and various European countries. For you as a landlord, this means high occupancy of luxury accommodation in prime locations, which in practice comes out at 80 to 95 percent occupancy per year.
More important still: demand grows faster than supply. While the number of tourists rose from 2.8 million in 2011 to nearly 7 million in 2025, and toward 10 million in 2030, the number of hotel rooms grew much more slowly, from around 35,000 to roughly 62,500. Demand therefore grows about twice as fast as supply, which structurally supports occupancy and room rates in prime locations.
That appeal is also externally recognised: on Tripadvisor, Bali was voted the number 1 destination in the world by travellers, number 1 in Asia and number 1 honeymoon destination. An illustration of the sustained, international demand you ride along with as a landlord.
Diverse source markets reduce risk
An important reason why Bali is more robust as an investment than many other destinations is the spread of visitors across dozens of countries. Bali has no source market that delivers more than 25 percent of the total. When China largely fell away in 2020-2022, Europe, Australia and India absorbed it quickly. For a long-term investor, that is a valuable property.
Stable economy, predictable demographics
With 280 million inhabitants, Indonesia is the fourth largest economy in Asia and has grown for years at around 5 percent per year. Most international Bali transactions run in US dollars or euros, so you notice little of the more volatile Rupiah. The Asian middle class is expected to quadruple by 2030, right within reach of Bali.
Hospitality is becoming ever more important
Within the Bali market, demand is shifting toward hospitality. The supply of standalone villas is large and competition is increasing; without service and experience, renting becomes harder. Hotels, small luxury resorts and serviced residences show the strongest figures: higher daily rates, higher occupancy and a growing demand for service and experience.
Investing is therefore no longer just buying real estate, but also service, management, design and branding. That is exactly what our projects focus on: a resort such as Nova Ocean Resort combines the real estate with a professional 5-star operation, which structurally supports occupancy and nightly rates.
Returns
What you earn on Bali real estate
Investing in Bali delivers substantially more return than in the Netherlands or most European destinations. We work with two levels: the market average for luxury real estate in the relevant regions, and the returns that Bali Estate Group achieves on its own projects.
Guaranteed rental return (Nova Ocean)
Expected annual appreciation
Gross return range
Average market returns per region
Uluwatu and Bingin: average net returns between 10 and 14 percent, driven by the scarcity of cliff-front land. Canggu and Berawa: between 8 and 11 percent, a mature market with predictable occupancy. Pererenan and Tabanan: emerging areas with 8 to 10 percent expected annual price growth up to 2028. Ubud: between 7 and 10 percent, with a different audience of wellness and longer stays.
What Bali Estate Group achieves on its own projects
For the projects we develop and sell ourselves, our gross return range sits between 15 and 20 percent per year, and therefore on average above the regional market figures. That difference comes from sharper location choices, economies of scale on larger projects such as Nova Ocean Resort, and the choice of an international operator (MĀUA by Swiss-Belhotel) on that flagship project.
For Nova Ocean Resort we go a step further with a contractually guaranteed rental return of 8 percent, supplemented by an expected annual appreciation of around 5 percent. This combines a verifiable floor with serious upside potential.
And that is not theory: our existing villa projects in Bali run a monthly occupancy of typically 84 to 95 percent in practice, with several months at 95 percent in high season. Those figures form the basis on which we realistically model new projects.
Which position within our 15 to 20 percent range is realistic for a specific project, we record in writing per project before you commit. Each year we report quarterly on a net basis what actually remains.
Gross versus net and payback period
From the gross return come property management, OTA commissions, maintenance, local contributions, utilities, insurance and Indonesian withholding tax. On a villa with 20 percent gross, that typically yields 10 to 14 percent net. With a well-chosen villa in a prime location, the payback period on a net basis sits between 5 and 8 years, against usually more than 20 years for a rented home in the Netherlands.
Ownership structure
How you can hold real estate as a foreigner
Indonesian law does not allow full freehold ownership for foreigners, but there are three legitimate structures, each with its own characteristics.
Leasehold (Hak Sewa)
The most used form for foreign investors. You rent the right to use land and building for an agreed term. The market standard is 25 to 30 years with an extension option; under the new regulation (PP 28/2025) there is no statutory maximum. Fast, simple and without a residency requirement.
Where competitors usually stick to the market standard of 30 years, we have negotiated extension options up to 80 years leasehold for our projects. At the time of writing that is unique in the market and increases both your return horizon and the saleability of your position.
Hak Pakai and PT PMA
Hak Pakai is a registered right of use for residential purposes with a term of up to 80 years, but requires a valid Indonesian residence permit and a minimum value. PT PMA is a foreign investment company that can hold real estate in HGB ownership for commercial purposes, with a higher minimum investment and annual reporting obligation.
An investment villa for rental without a residency wish: leasehold is almost always the right choice. Two or more projects or commercial real estate: PT PMA becomes attractive. Long stays desired: consider Hak Pakai. We guide all three routes and advise per client.
Transparency
Risks and how we cover them
Every investment carries risks. We name them transparently, together with the way Bali Estate Group actively limits them.
Operational, regulatory and natural
Operational risk: the quality of your operator determines your occupancy, which is why for Nova Ocean Resort we work with MĀUA by Swiss-Belhotel and for our villa projects with our own operational structure in Bali. Regulatory risk: the law around foreign ownership has been stable since 2020 and further relaxed in 2025. Natural risk: all new construction is built earthquake-resistant and we arrange the insurance as standard.
Calculator
Calculate your return yourself
Choose a unit, play with the occupancy rate and switch between gross and net return, including a projection up to 40 years.
Gross is after OTA fees, management (32%) and HOA, before tax. Net is in addition after fixed annual costs (such as marketing, a fixed amount that does not scale up with a more expensive unit) and roughly 10.5% Indonesian profit tax. Because those fixed costs do not scale, the net return is relatively higher for more expensive units. Calibrated to our official net calculation (Studio Jungle View: 20% gross equals 10.8% net). The lease extension (€7,200 every 5 years) is included in the projection.
Indicative calculation. Past returns are no guarantee of future results. Request a personal calculation for your situation.
On location
Prime locations where demand structurally grows faster than supply.
Market data per region
Occupancy, return and nightly rate per area
The figures below are broad market averages per region based on market analysis, not specific to our projects. We deliberately focus on the prime locations at the top of this table, where our managed properties typically perform at the top of or above the market range.
| Region | Occupancy | Net ROI | ADR range | Profile |
|---|---|---|---|---|
| Uluwatu | 83-90% | 12-18% | $200-400 | Yield and growth |
| Canggu | 75-85% | 9-14% | $150-280 | Yield and liquidity |
| Sanur | 72-80% | 7-10% | $100-180 | Stable cash flow |
| Ubud | 55-70% | 6-9% | $100-200 | Niche and wellness |
| Kedungu | 55-65% | 8-12% | $120-200 | Early stage, growth |
| Candidasa | 45-60% | 4-7% | $80-140 | Quiet, emerging |
Source: market analysis (Airbtics, measured Feb 2025 to Jan 2026). Market median, prime locations perform above average. No return guarantee.
Regions and projects
Which regions are most promising now
- Uluwatu and BinginHighest return and strongest price growth. Nova Ocean Resort is located here, with MĀUA by Swiss-Belhotel as operator.
- Canggu and BerawaMature market with stable returns and very high occupancy.
- UmalasCentral, green and residential, home to our villa projects.
- PererenanEmerging area for the patient investor with a longer horizon.
- UbudWellness and longer stays, a distinctive product.
Why Bali Estate Group
Four reasons why investors choose us
Leasehold up to 80 years
We negotiated extension options up to 80 years, where the market standard is 30 years. At the time of writing unique in the market.
Developer and seller in one
No intermediaries. We select the location ourselves, arrange the legal structure and contract the operator.
MĀUA by Swiss-Belhotel
International hotel operator with decades of experience, on our flagship Nova Ocean Resort. Higher occupancy, lower return variance.
Transparent quarterly reporting
Every quarter, insight into revenue, occupancy and net return. Verifiable figures instead of empty promises.
As seen on
Experiences
What our investors say
“Begin 2022 was ik al bezig om mijn geld goed te investeren in vastgoed voor een hoog ROI. Echter was deze klus groter dan ik dacht. Ik kwam met verschillende partijen in aanraking, maar het was allemaal 'net niet'. Totdat ik eind 2024 in contact kwam met Bali Estate Group. De mensen stonden mij goed te woord en konden al mijn wensen vervullen, en adviseerden om te investeren op Bali met een hoog rendement. Degene met wie ik contact heb, helpt mij overal mee als een echte professionele investeerder. Ik ben erg tevreden hoe alles verloopt en zal zeker zaken blijven doen in de toekomst.”
Martin JInvesteerder“Bali Estate Group sprak me direct aan: no-nonsense mentaliteit van Roy en Koen, geen verkooppraatjes, maar projecten die wat uitstralen. Na een info-avond in Delft kocht ik mijn eerste 2 units, met perfecte financiele begeleiding via een relatie van Roy. Inmiddels 6 units verder: strak en netjes op de bouw, en de after-sales op locatie is top.”
Francois Chambone“Nadat ik mijn woning in Nederland verkocht had, wist ik dat ik iets met mijn overwaarde wilde doen. Via Danny ben ik bij het project Nova Ocean Resort terecht gekomen. Ik ben erg blij met mijn aankoop en met de communicatie van het team van Bali Estate Group. Ik kijk uit naar de toekomst!”
Jessy P.“De aankoop van Nova Oasis Villa in Canggu begin 2025 verliep in eerste instantie wat stroperig, maar gaandeweg verbeterde alles zichtbaar. Het team is professioneel en vakkundig, en de rapportages zijn overzichtelijk en compleet. We hebben inmiddels in de villa verbleven en gaan dit jaar opnieuw, het voelt echt als ons tweede thuis.”
Peter Been & Marylin Paays“We zijn al enkele jaren bezig om te investeren in vastgoed, waarbij we zochten naar een hoog rendement in combinatie met een mooi land om vakantie te vieren. Oorsprokelijk wilde we dit in Spanje gaan doen, maar door licentie beperkingen daar zijn we uitgeweken naar andere landen. Tijdens de zoektocht zijn wij in aanraking gekomen met Bali Estate Group. Vanaf dag 1 hadden wij fijn en intensief contact. We hadden meer dan duizend vragen en Bali Estate Group heeft altijd netjes, snel en professioneel geholpen.”
FAQ
Frequently asked questions
Can I simply buy real estate in Bali as a foreigner?
How long is my leasehold?
What is a realistic return?
How many tourists actually visit Bali?
What are the biggest risks?
How long is a typical investment held?
What about tax in the Netherlands?
What does it cost to take part?
How do I know Bali Estate Group is reliable?
Knowledge base
Dive into the knowledge base
Articles on returns, ownership structure, risk and the most promising regions.
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Wat verandert PP 28/2025 voor buitenlandse vastgoedeigenaren
PP 28/2025 versoepelt de regels rond buitenlands vastgoed op Bali. Wat de wet betekent voor leasehold, Hak Pakai en jouw zekerheid als investeerder.
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The next step
Want to go through in 30 minutes whether investing in Bali fits your situation? Book a no-obligation introductory call.