Risks and protection when investing in Bali

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.

As seen on

Second Home Expo logo
Lotgenoten Podcast logo
RTL Z logo
MKB Servicedesk logo
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Experiences

What our investors say

5.0 · 40+ reviews
We first came across Bali Estate Group through the Lotgenoten podcast, where Roy talked about Bali's property market. He immediately came across as trustworthy, knowledgeable and transparent: he not only highlighted the opportunities, but also spoke honestly about zoning, building materials and possible pitfalls. In our conversation with Pierre, virtually all our questions were answered before we even had to ask them, and there was an instant personal click. The Dutch point of contact and short lines of communication are a big plus, and their involvement does not stop once the sale is done: newsletters with professionally edited videos let you follow the construction closely. We wholeheartedly recommend Bali Estate Group to anyone considering investing in real estate in Bali.
Tamara & CoenTamara & CoenInvestors
Bali Estate Group appealed to me right away: the no-nonsense mentality of Roy and Koen, no sales talk, but projects with real character. After an info evening in Delft I bought my first 2 units, with perfect financial guidance through a contact of Roy's. Now 6 units further: tidy and well organised on the construction site, and the after-sales on location is top notch.
FFrancois Chambone
After I sold my home in the Netherlands, I knew I wanted to do something with my equity. Through Danny I ended up at the Nova Ocean Resort project. I am very happy with my purchase and with the communication from the Bali Estate Group team. I look forward to the future!
JJessy P.
We have been investing in real estate for several years, looking for a high return combined with a beautiful country to spend our holidays. Originally we wanted to do this in Spain, but due to licensing restrictions there we moved on to other countries. During our search we came into contact with Bali Estate Group. From day one we had pleasant and intensive contact. We had more than a thousand questions and Bali Estate Group always helped us neatly, quickly and professionally.
JJohn
By early 2022 I was already busy putting my money to good use in real estate for a high ROI. However, this job was bigger than I thought. I came into contact with various parties, but it was all 'almost right'. Until I got in touch with Bali Estate Group at the end of 2024. The people gave me good advice and were able to fulfil all my wishes, and recommended investing in Bali with a high return. The person I am in contact with helps me with everything like a true professional investor. I am very satisfied with how everything is going and will certainly keep doing business in the future.
MMartin JInvestor
The purchase of Nova Oasis Villa in Canggu in early 2025 was initially a bit sluggish, but everything visibly improved along the way. The team is professional and skilled, and the reports are clear and complete. We have now stayed in the villa and will go again this year; it really feels like our second home.
PPeter Been & Marylin Paays

FAQ

Frequently asked questions

What if Indonesian regulations change?
Legislation around foreign ownership has been stable since 2020 and has been relaxed (PP 28/2025) rather than tightened. No provider can offer 100 percent certainty 30 years ahead, but we follow legislative changes closely and inform our investors proactively.
What about currency risk?
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 it is a factor when timing your entry.
What if my property manager underperforms?
For our larger projects we work with international operators (MĀUA by Swiss-Belhotel for Nova Ocean Resort) with contractual service-level agreements. For villa projects we only work with parties that have a track record, and in case of underperformance we actively support the search for a replacement operator.
Is there a risk of natural disasters?
Bali lies in a volcanically and seismically active region. Insurance for earthquake and tsunami is available and relatively affordable. We require adequate insurance and all projects are built to international earthquake-resistant standards.
What if my property stands empty for a long time?
In 2025 the occupancy rate of well-positioned luxury properties in prime locations ran between 85 and 100 percent on an annual basis. For extra certainty we offer long-stay options for digital nomads and expats where relevant.
Luxury real estate and coastal scenery in Bali

Discuss your situation

Book a no-obligation introductory call. We discuss your goals, capital and horizon and which project fits best.