
Risks and protection when investing in Bali
Every investment carries risk. We name them transparently, together with the way Bali Estate Group actively limits them.
Market and currency
Currency and regulatory risk
Currency
Bali transactions almost always run in US dollars. A strong euro makes your entry cheaper, a weak euro more expensive. For long-term investors this usually averages out, but be aware of this factor when timing your entry. We work through with you what favourable entry timing could yield.
Regulation
Indonesian legislation around foreign ownership has been stable since 2020 and was further relaxed in 2025 through PP 28/2025. The trend is that Indonesia actively wants to attract foreign investment. We follow legislative changes closely and work exclusively with established notaries and verified ownership titles.
Operations and nature
Operational risk, nature and vacancy
Operational risk
The quality of your operator directly determines your occupancy. That is why for Nova Ocean Resort we work with MĀUA by Swiss-Belhotel, an international luxury chain with contractually fixed service levels. For our villa projects we deploy our own operational structure in Bali, with fixed local teams and operators with a track record.
Nature and vacancy
Bali lies in a seismically active region. All new construction is built to international earthquake-resistant standards, and insurance for earthquake and tsunami is available and affordable; we arrange that as standard. The vacancy risk is limited: in 2025 the occupancy rate of well-positioned luxury properties in prime locations ran between 85 and 100 percent on an annual basis.
Checklist
What to look out for, and how we handle it
Not every project in Bali is the same. These are the six points a serious investor should watch, each with the way we cover them for you.
Zoning and certificates
Is the zoning correct and are the certificates in order? Our projects are built on the correct tourism zoning, which makes short-term rental fully legal, with verified ownership titles through established notaries.
Location and realistic nightly rates
Are the location and the projected nightly rates realistic? We choose only A-locations and run the figures based on comparable, already-operational projects and market data (Airbnb analysis via AirDNA and PriceLabs), not on assumptions.
Track record and build quality
Do the parties involved have a proven track record and is the quality up to standard? We work with a renowned contractor, an award-winning architect and an international 5-star operator, all with projects larger than Nova Ocean Resort to their name.
Interior and rental-ready delivery
How are the interior and the rental-ready delivery arranged? We deliver fully furnished and operational, so your property is rentable from day one, without you having to furnish it yourself.
Rental and management during the term
How is the rental organised throughout the term? Staff, bookings, cleaning, maintenance, marketing and insurance are included in a fixed monthly fee; you receive a monthly performance report and your payout.
Privately or through a company
Do you invest privately or through an (Indonesian) company? We explain for each situation which structure, leasehold, Hak Pakai or PT PMA, fits best from a tax and legal perspective, so you can make an informed choice.
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 return after tax. Verifiable figures instead of empty promises.
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Experiences
What our investors say
FAQ
Frequently asked questions
What if Indonesian regulations change?
What about currency risk?
What if my property manager underperforms?
Is there a risk of natural disasters?
What if my property stands empty for a long time?
Knowledge base
Read more about investing in Bali
More articles from our knowledge base about investing in Bali.

What makes Bali a safe choice?
Political stability, broadly spread tourism demand and relaxed regulation: discover why Bali is a surprisingly safe destination for your real estate investment.
Read article
Currency risk when investing in Bali: how big is it really?
Many investors worry about the Rupiah. Why the currency risk is smaller in practice than thought, and how to limit it further.
Read article
Selling your Bali villa during the leasehold: how it works
Leasehold does not mean you are locked in. How reselling your leasehold position works, and why a long term increases sellability.
Read article
Discuss your situation
Book a no-obligation introductory call. We discuss your goals, capital and horizon and which project fits best.

