Buying in Bali, made plain.
A plain-English guide to buying a Shakiro villa as a foreign investor — ownership options, payment flow, taxes, documents and rental handover.
Three ways foreigners legally hold property in Bali.
Indonesian law restricts freehold (Hak Milik) to citizens, so foreign buyers use one of these three routes. Leasehold is the most common.
Leasehold · Hak Sewa
You lease the villa and land for a fixed period, often with extension terms written into the agreement. Common in Bali and usually simpler than company ownership.
Hak Pakai · Right to Use
A regulated right for foreigners to use property for a period of time, subject to eligibility requirements and local legal checks.
PT PMA + HGB
A foreign-owned Indonesian company can hold certain building rights. More formal and more admin — usually only worth it for larger or multi-property plans.
The buyer journey, in eight clear steps.
Every stage is documented in writing, and nothing moves until the one before it is signed off.
Choose villa + structure
Confirm the unit, price, included furniture and finishes, lease term, extension rights, and whether you buy personally or through a company.
Reserve the villa
Pay a reservation deposit only after clear written terms: price, payment milestones, inclusions, refund conditions and target handover.
Legal due diligence
Notary or lawyer checks land title, lease rights, permits and building documents, seller authority, taxes, and that the lease or transfer can execute cleanly.
Sign SPA / lease
The agreement defines the payment schedule, completion standard, handover conditions, warranties, management options and resale or assignment rights.
Transfer funds
You wire funds internationally. Banks may request source-of-funds documents and agreement support, so plan extra processing time.
Notary + tax settlement
The notary coordinates signing and required tax and fee settlement. Exact taxes depend on structure, property value and local rules.
Handover inspection
You receive keys after a final inspection, snagging list, documents, meter readings, furniture inventory and operating instructions.
Rental setup (optional)
Property management prepares photos, listings, pricing, guest operations, monthly reports, maintenance and the owner payout flow.
What to budget for, beyond the price.
Exact costs depend on whether you use leasehold, Hak Pakai or a PT PMA structure. These are planning ranges only — your notary confirms the final closing statement before any funds are sent.
Reservation deposit
Should be credited toward the purchase price and documented in writing.
Notary / legal fees
Varies with deal complexity and whether bilingual agreements, remote signing or a company structure are involved.
BPHTB acquisition tax
Commonly applies to the acquisition of land or building rights; exact base and threshold depend on local rules and structure.
Foreign transfer / FX
Ask your bank about transfer limits, required documentation, timing and the exchange rate before you send.
Property management setup
Listing prep, photos, inventory, consumables, smart locks, linens and operational setup may be quoted separately.
The paperwork, grouped simply.
Always
- Passport
- Contact details
- Tax residency information
If it applies to you
- Source-of-funds documents, if requested by the bank or notary
- Company documents, if buying through a company
- Power of Attorney, if signing remotely
The questions that come up first.
Talk it through before you transfer a cent.
Book a 30-minute call with Kara, then send your preferred structure to an independent Indonesian notary or lawyer for review before moving major funds.
This guide is general buyer education, not legal, tax or financial advice. Sources used for general education include the Propertia 2026 Bali foreign-buyer guide, Grata International, Cekindo and Bali Property Rules. Always confirm your specific situation with a licensed Indonesian notary/PPAT, tax advisor and legal counsel.