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.

Waarom Bali Estate Group

Vier redenen waarom investeerders voor ons kiezen

Leasehold tot 80 jaar

Wij bedongen verlengingsopties tot 80 jaar, waar de marktstandaard 30 jaar is. Op het moment van schrijven uniek in de markt.

Ontwikkelaar en verkoper in een

Geen tussenpartijen. Wij selecteren zelf de locatie, regelen de juridische structuur en contracteren de operator.

MĀUA by Swiss-Belhotel

Internationale hoteloperator met decennia ervaring, op ons vlaggenschip Nova Ocean Resort. Hogere bezetting, lagere rendementsvariantie.

Transparante kwartaalrapportage

Elk kwartaal inzicht in omzet, bezetting en netto rendement. Verifieerbare cijfers in plaats van loze beloftes.

Bekend van

Ervaringen

Wat onze investeerders zeggen

5,0 · 40+ reviews

“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.”

JJohn

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.

Knowledge base

Discuss your situation

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

Book an appointment View our projects