Frequently Asked Questions About Buying in Canggu

Only for Hak Pakai. That right of use needs an active KITAS or KITAP plus a minimum price set by regulation. Hak Sewa leasehold and a PT PMA on HGB do not carry that residency requirement.

You are left with no legal claim to the land. Courts void nominee arrangements under UUPA Article 26(2) and SEMA 10/2020, and the land can revert to the state, with no compensation route for the foreign party.

A PPAT, the only official authorised to draft and register a land-transfer deed. You can sign in person or through a notarised power of attorney, the standard route for a buyer overseas.

Only if you plan to run a licensed rental business. A PT PMA can hold HGB and operate legally, but it carries a total investment plan requirement and ongoing company compliance a simple lease does not.

No. Yellow zoning permits building and long-term rental, not nightly letting. Only pink, tourism-zoned land carries the right to run short-term, Airbnb-style rentals under current Bali zoning rules.

Yes. A foreign-owned rental villa needs a PBG building permit, an SLF safety certificate and a verified NIB under the correct business code, a chain that typically takes 6 to 12 months to complete.

It can. Platforms including Airbnb and Booking.com check listings against the government's licence database from 31 May 2026, the corrected deadline after an earlier date was extended, per Bisnis.com.

Satpol PP Badung sealed several villas there in October 2025 for encroaching on the river buffer without a PBG or SLF in place, part of a wider Badung enforcement push through 2025 and 2026.

Indonesian tax residents pay a 10% final tax on gross rental income. Non-residents are generally taxed at 20%, reducible under a tax treaty with the right paperwork. Get this checked against your own position.

BPHTB, a transfer duty of up to 5% of the transaction value, applies to a registered land right such as HGB or Hak Pakai, plus an annual PBB land and building tax capped at 0.5%.

Yes. The rupiah traded between roughly 16,675 and 17,889 to the US dollar through 2026, per ValutaFx, so a return calculated in USD can shift once rental income earned locally gets converted back home.

Advertised yields are usually gross, quoted before management commission, vacancy and maintenance come out. The number reaching your account is often smaller, so always ask whether a quoted figure is gross or net.

Typically 10 to 12 months from groundbreaking to handover for a smaller project. Treat a materially shorter promise with caution and ask what the contract says if construction runs over that window.

A PPAT verifies the seller's certificate against land registry records, checks for encumbrances or disputes, and confirms zoning status before drafting the sale deed, the same sequence used for cash and financed purchases alike.

Nothing to you as a buyer on a sourcing deal. We are paid by the sell side, standard practice here, and we will tell you which side we are on before you ask.

There isn't one. Free zone check.

Send a pin, a screenshot, or just the road name. We will come back with the zoning and what you can and cannot do with it. Usually answered same day.

Because we do not publish occupancy figures we have not verified ourselves. We can show you land pricing, build costs and zoning we have checked directly, and we say so when a number is someone else's estimate.

No. We source across the market rather than pushing a fixed portfolio, and we do not take referral fees for the notaries or contractors we point you toward once you are ready to proceed.