Finished villa Rental income from the month you complete, and a booking history you can audit before you sign. You pay for that certainty in the entry price, and the lease clock has already been running.
Freehold and leasehold villa acquisition · Bali
Bali Villa Investment — Freehold & Leasehold Villas
Indicative net figures under normal occupancy — not guarantees.
- Size
- 1–4 bed
- Timeline
- 6–10 weeks
- Entry band
- USD 180k – 1.2Mindicative, not a quotation
- Structure
- Leasehold / PT PMA
Canggu
Highest occupancy, thinnest margins
Verified rental history
See the corridor →Seminyak
Mature demand, deepest resale
Shortest void periods
See the corridor →Ubud
Longer stays, steadiest floor
Wellness and annual leases
See the corridor →Uluwatu
Strongest yields, hardest logistics
Build costs above benchmark
See the corridor →Where we buy
Where we buy
Four corridors carry almost every mandate we take. Each one prices differently, rents differently and exits differently, so we quote them separately rather than averaging the island into a single number.
Canggu The highest occupancy on the island, and the thinnest margins to match. Suits an owner who wants a verified rental history on day one rather than upside from a rising corridor.
Seminyak Mature demand, established management companies and the shortest void periods we track. Entry pricing is the highest of the four, and the resale market is the deepest.
Ubud Lower nightly rates but longer average stays and the steadiest low-season floor. Favoured for wellness positioning and for owners who prefer annual leases to nightly turnover.
Uluwatu The strongest yields we underwrite and the hardest logistics. Build costs, water and staffing all run above the Canggu benchmark, which is why the gross figures look better than they are.
The desk
An investment platform, not a brokerage.
Most “Bali villa investment” services are agency listings. They sell you a finished villa, take a commission, and disappear.
We’re structured differently. Our team (architects, lawyers, hospitality operators) is engaged for the duration of the asset’s hold. Our compensation is a flat annual management fee plus alignment-of-interests carry — not transaction commission.
What it costs
USD entry bands by villa type
Indicative entry bands — not quotations. Land price is usually the single largest swing.
Bali's enduring allure and its sophisticated investment landscape
Imagine waking to the gentle rustle of palm fronds, the distant murmur of the ocean, and the scent of frangipani carried on a warm breeze. This sensory awakening is the daily reality for those who have chosen Bali not just as a destination, but as a lifestyle. The "Island of the Gods" transcends its reputation as a tropical paradise, evolving into a sophisticated hub for luxury living and strategic investment. This enduring appeal isn't a fleeting trend; it’s the bedrock of a robust and resilient luxury tourism economy, making it an exceptionally compelling proposition for discerning international investors seeking both tangible returns and an quality of life.
Beyond the postcard-perfect beaches and verd
| Villa type (leasehold) | Bedrooms | Indicative all-in | Indicative net yield |
|---|---|---|---|
| One-bedroom villa, leasehold (Canggu / Pererenan) | 1 bed | USD 180,000–260,000 | 8–10% net |
| Two-bedroom villa, leasehold (Ubud / Tabanan) | 2 bed | USD 220,000–330,000 | 7–9% net |
| Two-bedroom villa, leasehold (Seminyak / Canggu) | 2 bed | USD 280,000–420,000 | 7–9% net |
| Three-bedroom villa, leasehold (Uluwatu / Bukit) | 3 bed | USD 340,000–620,000 | 8–12% net |
| Four-bedroom villa or managed estate unit | 4 bed | USD 600,000–1,200,000 | 6–9% net |
What we underwrite
Property types we underwrite
We price three structures. Anything outside them we will tell you to walk away from, and we will put the reason in writing.
Off-plan build The lowest entry and the longest exposure. We release funds against construction milestones we have inspected, never against a payment calendar written by the developer.
Managed portfolio unit A villa inside a managed estate, with pooled staffing and a single operator. Lower gross than a standalone villa, far lower variance, and the simplest handover if you live abroad.
From brief to handover
How an acquisition runs
Four stages, each with a written output you keep whether or not you proceed.
01
Brief Budget, holding period and risk appetite, agreed in writing before we look at a single listing.
02
Shortlist Three to five properties with net figures, lease remainders and the reasons we excluded the rest.
03
Due diligence Certificate and lease chain, zoning and licence check, build survey and tax position.
04
Completion Notary, payment staging and handover, then an introduction to the management company you chose.
What our mandate covers
We are paid by you, not by the seller, and we publish what that does and does not buy.
- Included Market pricing, shortlisting, full legal due diligence, negotiation, notary coordination and handover.
- Included A written exclusion note for every property we pass on, so you can see the reasoning rather than the result.
- Not included Property management, furniture procurement and tax filing. We introduce, we do not resell.
- Not included Any commission from a developer or agent. Where one exists, it is rebated to you at completion.
An investment platform, not a brokerage.
Most “Bali villa investment” services are agency listings. They sell you a finished villa, take a commission, and disappear.
Who stands behind the mandate
A different way to own Bali.
We source, structure, and manage freehold villa portfolios for international investors who want exposure to Bali yields without the operational drag. (See Indonesia Investment Coordinating Board (BKPM) for context.) Bali tourism portal
Buyer questions
Questions buyers ask
Can a foreigner hold freehold in Bali?
Not personally. A foreign-owned company (PT PMA) can hold Hak Guna Bangunan, which behaves like a thirty-year right with two renewals. Most foreign buyers hold leasehold instead, which is simpler and cheaper to run.
What happens when a leasehold ends?
The land reverts to the owner unless an extension was agreed and priced at the outset. A twenty-five year lease with nineteen years left is not a twenty-five year asset, and we price the remainder, not the headline.
What net yield is realistic?
Eight to twelve per cent net on a well-bought two-bedroom, after management, tax and void weeks. Gross figures of seventeen to twenty per cent circulate widely; they are gross, and they rarely survive a full year of real occupancy.
How long does an acquisition take?
Six to ten weeks from brief to handover on a finished villa, assuming the lease chain is clean. An off-plan purchase runs to the construction schedule, which we inspect rather than take on trust.
Start the conversation
Schedule a private consultation
We onboard a limited number of new clients per quarter. Initial conversation is 45 minutes, video, no obligation.