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What to know in Bali
- Yearly rentals are usually paid in full upfront, and early departure is rarely refunded. Monthly rentals cost more per month but are more flexible.
- Check what the rent includes: electricity, water, internet, cleaning, pool and garden service, and the banjar (village) fee are often extra.
- Foreigners cannot own freehold land (Hak Milik). The usual options are a registered lease (Hak Sewa, often 25 to 30 years), Hak Pakai for holders of a KITAS or KITAP, or buying through a PT PMA company.
- Nominee arrangements, where an Indonesian holds the title for you, are illegal and give you no real protection.
- Before signing a lease, have your own notary check the land certificate, the zoning and the building permit (PBG). Renting out short-term also requires tourism licences.
- Property managers in Bali typically charge 20 to 30% of rental revenue.
Indicative prices
- Villa, monthly (Canggu, Seminyak, Ubud, Uluwatu): about IDR 8,500,000 to 35,000,000 per month
- Villa, yearly: about IDR 120,000,000 to 350,000,000 per year depending on area and size
- Utilities not included: electricity about USD 50 to 200 per month, internet about USD 30 to 60
- Property management: about 20 to 30% of rental revenue
- Indicative 2026 ranges; prices vary a lot by street, condition and season
How to choose
- Visit in person or by video call, and check water pressure, mould, the number of AC units and mobile signal before paying.
- Pay only to the owner or an identifiable agency, against a signed contract that names the landlord and matches the land certificate.
- Ask for a written inventory and the deposit terms; take dated photos on move-in.
- For a purchase, use an independent notary and lawyer, never the seller's, and walk away from any nominee structure.
Frequently asked questions
How much does it cost to rent a villa in Bali per month?
In 2026, a one-bedroom villa in popular areas such as Canggu, Seminyak, Ubud or Uluwatu costs roughly IDR 8.5 to 35 million per month. Larger villas and beachfront areas cost more. Bills, cleaning and the pool may be extra.
Can foreigners buy property in Bali?
Foreigners cannot hold freehold title. They can take a registered lease, usually 25 to 30 years, hold Hak Pakai with a KITAS or KITAP, or invest through a PT PMA company. Nominee ownership is illegal.
Do I have to pay a yearly villa rental upfront in Bali?
Usually yes: owners generally ask for the full year in advance, and refunds for leaving early are rare. Negotiate the terms in writing before you pay.
How much do property managers charge in Bali?
Commissions are typically 20 to 30% of rental income. Check what is included: guest communication, cleaning, maintenance, listing management and licence compliance.