Property market news and regulations for foreign buyers, plus land dispute alerts.
Foreigners generally cannot hold freehold (Hak Milik) land in Indonesia. Common structures are long-term lease (Hak Sewa) or leasehold via a PT PMA company — always verify land certificates and use a licensed notary (PPAT) before any transaction.
Bali's provincial government reports that around 5,000 villa and tourism businesses have applied for operating permits between 2025 and 2026, as part of an ongoing crackdown on unlicensed establishments. Governor Wayan Koster said licensed hotels are now seeing occupancy rates of 80-90%, while unlicensed budget accommodations are struggling to attract guests. Hotel and restaurant tax revenue has also risen by more than Rp 300 billion year-on-year.
Ayasan Holdings, a home service provider operating in Thailand, will expand into Hua Hin and Khao Yai from October 2026, strengthening villa management and senior care services. The company also plans to enter Bali, Indonesia, reflecting growing demand for second homes and long-term stays among affluent residents in the region.
The Bali branch of the Indonesian Hotel and Restaurant Association (PHRI) has called on the government to be cautious of property speculators taking advantage of a wave of hotel sales across Bali. The trend, driven by global geopolitical pressure, weaker consumer spending, and currency fluctuations, is reportedly widespread in most tourism areas except Sanur.
Hundreds of hotels across Badung, Tabanan, Gianyar, and Karangasem in Bali are being offered for sale through online property platforms such as Lamudi and OLX, with prices reaching into the tens of billions of rupiah. Bali's hotel association (PHRI) says low occupancy rates, shareholder decisions, and operational difficulties are among the factors, while also raising concerns about the broader tourism economy.
Investment and lending in Bali's hotel and construction sectors are surging even as foreign tourist arrival growth slows sharply, raising concerns about oversupply and demand imbalance. Performance varies widely by area and price segment, with Sanur thriving while Ubud and Kuta struggle with weak demand.
LUX Property Group, founded by Australian entrepreneur Jamie McIntyre, is marketing both completed villas and off-plan wholesale properties across Bali and Lombok, presenting buyers with a choice between immediate access and lower entry pricing. While the company highlights potential savings and rental income, foreign buyers should be aware that Indonesia restricts direct freehold land ownership by foreigners, making independent legal verification essential.
Bali is seeing rising demand for flexible monthly rental housing as more people relocate for work rather than tourism. Co-living operator Cove reports a 100% increase in monthly rental rooms since early 2026, with Denpasar emerging as the top demand area.
Bali Police have detained a former head of the Badung Regency Land Office over allegations of forging a land measurement report related to a long-running dispute near Pura Dalem Balangan temple. The case originated from a 2018 complaint filed with Indonesia's Ombudsman over maladministration in resolving the land dispute. The case highlights ongoing concerns about the reliability of land certificates in Bali, which is directly relevant for foreign nationals purchasing or leasing property on the island.
Bali's Uluwatu area is undergoing rapid transformation in its property and tourism market. Demand is shifting from large luxury resorts toward one- to two-bedroom "mass premium" villas aimed at digital nomads, surfers, and couples. Property management firm Betterplace says stable occupancy, rental income potential, and expanding infrastructure are making Uluwatu an attractive investment destination.
Bali is transforming from a tourist destination into an international investment and lifestyle hub, with foreign visitor arrivals reaching nearly 6.95 million in 2025. Legal frameworks like Government Regulation No. 18/2021, which allows foreigners to own residential property under certain conditions, are supporting this shift. Analysts suggest sustainability will become a key differentiator in Bali's evolving property market.
PT Bukit Uluwatu Villa Tbk (BUVA), a Bali-based villa and accommodation operator listed on the Indonesia Stock Exchange, has disclosed an increase in its loan facility to subsidiary PT Bukit Bali Permai (BBP), raising the total ceiling from Rp5 billion to Rp27 billion. BUVA oversees several villa and property subsidiaries in Bali and Bintan, and the company stated the transaction has no material impact on operations. BUVA shares traded flat following the disclosure.
Bali Governor Wayan Koster led the demolition of an illegal villa built in a social forestry area in Buleleng Regency on September 12, 2026. The building lacked required construction permits (PBG), and authorities suspect a foreign investor financed the project using a local resident's name. The provincial government has ordered reforestation to restore the affected land.
In Canggu on Bali's southwest coast, an influx of digital nomads and foreign investors has driven rice paddies to disappear amid a construction boom and soaring land prices. In July 2026, two Dutch nationals were banned from re-entering Indonesia over discrimination allegations tied to a foreign-run running event, highlighting rising friction with local residents. Experts warn that locals risk being pushed out of housing and job opportunities in their own community.
Australian businessman Jamie McIntyre reportedly faces potential Federal Court proceedings in Australia over alleged breaches of Australian Consumer Law linked to his Bali-based Lux Property Group projects. McIntyre was previously banned for 10 years from managing companies following a 2016 land banking scheme collapse.
The chairman of Bali's DPRD Commission II, Agung Bagus Pratiksa Linggih, has called for regulations limiting land purchases by foreign nationals (WNA) in Bali, citing concerns that high foreign purchasing power is driving up land prices and pricing out local residents. He proposed a zoning system, similar to those in Dubai and Barcelona, to restrict where foreign investment (PMA) can acquire land use rights, though the policy is still under study.
Bali's economy grew 5.78% year-on-year in Q2 2026, but an economist from Warmadewa University warns that growth driven by hotels, villa construction and property investment does not automatically translate into higher purchasing power for local residents, as rising land prices and living costs offset wage gains.
PDIP Secretary-General Hasto Kristiyanto has called for a review of the proposed North Bali International Airport, warning that speculative land buying is already occurring despite the project remaining only a plan. He argues Bali's development should prioritize a long-term 'Bali for 100 years' vision protecting culture, ecology, and local land rights over short-term economic growth.
Indonesia is advancing plans for an international financial centre (IFC) in Bali, part of a broader push to build new financial hubs in Southeast Asia. While some Jakarta-based bankers are excited about the prospect of working near Kuta Beach, the island's congested infrastructure poses significant challenges to the plan.
According to Bank Indonesia's Bali provincial office, mortgage loans (KPR) accounted for 67.6% of property purchase transactions in Bali, as rising property prices make cash purchases increasingly difficult for buyers. The residential property price index accelerated in Q2 2026 compared to the previous quarter.
Bali Governor Wayan Koster announced plans to develop Gerokgak sub-district in Buleleng regency into an economic growth and tourism hub. Eastern Buleleng will focus on culture and heritage sites, while the west will be developed economically, aligning with a central government special economic zone program.
According to Kensetsu Tsushin Shimbun, a large-scale commercial facility in Bali has opened, with design supervision provided by Mitsubishi Jisho Design's Singapore subsidiary. Details on the exact location, scale, and tenants are unavailable as the source article is behind a paywall.
According to a Bank Indonesia Bali survey, Bali's commercial property price index fell 4.99% year-on-year in Q2 2026, driven partly by foreign tourists shifting to shorter stays. While hotel and office rental prices declined, apartment and retail rental rates rose.
Ecoverse, a residential project developed by NPG within Nuanu Creative City in Tabanan, Bali, officially became operational on August 12, 2026. The project features 51 fully furnished units managed by OXO Hospitality Management, with bookings available from IDR 1.3 million per night. Ownership is offered under a 25-year leasehold scheme.
According to Indonesia's Ministry of Investment/BKPM, domestic investors (PMDN) accounted for about 64% of the Rp85.8 trillion in property sector investment realized in January-June 2026, with foreign investment (PMA) making up the remaining 36%. Foreign capital grew about 39% year-on-year, suggesting continued appetite for large, high-quality assets.
Indonesian developer Murino Group opened a new office called Murino Gallery in Berawa, Badung, Bali on July 31, 2026, as part of its expansion into the premium property and hospitality market, backed by rising foreign tourist arrivals and new infrastructure projects.
Foreign and domestic companies are increasingly investing in tourism and education projects on Serangan Island in southern Bali, Indonesia. The area, designated as a special economic zone with reduced corporate tax rates, saw Mitsubishi Estate and partners open a large outlet mall in late July. Located about 20 minutes by car from Ngurah Rai International Airport, the area is being called Bali's 'last frontier' for development.
Indonesian developer Ciputra Group has broken ground on Senja Beach Club, a new premium lifestyle facility within its 60-hectare Ciputra Beach Resort in Kedungu, Tabanan, Bali. Located about 15 minutes from Tanah Lot and facing the Indian Ocean, the club will feature dining areas, a pool bar, and event spaces. The project is part of efforts to boost tourism and property investment appeal along Bali's western coast.
Land prices in areas like Canggu have surged sharply, making it increasingly difficult for young Balinese to own land in their own hometown. As of January 2026, over 267,000 foreigners hold residency permits in Bali, and illegal 'nominee' land ownership schemes remain a persistent concern despite being ruled unlawful. A new regional regulation aims to crack down on such practices, but enforcement remains uncertain. The article also highlights the loss of rice paddies and gradual erosion of Balinese language and cultural identity.
A video showing a foreign man promoting the sale of approximately 5,000 square meters of land in Kintamani, Bangli Regency, Bali, has gone viral on social media, raising questions about the legality of foreigners marketing land with freehold (hak milik) status in Indonesia. The Bangli Regency government has launched an investigation but has not yet confirmed the land's exact location or ownership.
A 34-year-old US citizen identified by the initials SR has drawn attention online for promoting a 0.54-hectare (54-are) plot of land for sale in Kintamani, Bangli Regency, Bali, via a Facebook video in English. Denpasar Immigration has summoned SR for clarification, though as of Thursday afternoon he had not yet appeared.
Indonesian President Prabowo Subianto has begun directly overseeing efforts to advance the long-planned North Bali International Airport, according to the Presidential Chief of Staff. Following an expression of support from traditional Balinese royal representatives, the government scheduled a coordination meeting in Jakarta on July 30 involving Bali's governor and relevant ministers. The airport is listed as a strategic project in Indonesia's 2025-2029 National Medium-Term Development Plan, aimed at balancing development between northern and southern Bali.