Editor's note: This interview was originally published in 2012. Bali's property market and legal landscape have changed significantly since then — foreigners can now lease land for up to 80 years under updated leasehold provisions, and the island received a record 5.3 million foreign tourists in 2023 — but the insights on navigating the Bali market remain valuable.
In an exclusive interview with Holiday Home Times, Christina Harris, Marketing Director of myProperty Bali, speaks about her company's projects, the Bali property market in general, and what makes the island unique and the most sought-after destination for both buyers and holidaymakers.
The Interview
Firstly, please give us a brief introduction to you and your company.
We have worked with various specialist developers of international luxury lifestyle resorts and villa estates. Most recently, the developers of delMango Villa Estate in Seminyak Gardens.
Over the years working with developers, we have learned many lessons which we would like to share. Unlike most developments, at delMango Villa Estate everyone is involved in the sales process. Our directors are on hand to talk to prospective buyers; the clients meet everyone, from the sales and marketing team to the building contractor.
So there is no "pitch" — only reality. We have tried to get agents involved, but our working practices go against what many of them do in their daily business, so we have resolved to sell our property ourselves. We know, without a shadow of doubt, that what our clients are promised is what we will deliver.
We have considerable knowledge to share, from the legal side of building and owning property in Bali to buying and exporting furniture and much more. Feel free to ask — if we don't know the answer today, we will by tomorrow.
Please tell our readers about your work in Bali.
myProperty Bali was established by myself and Andrea Davies, Sales Director, to help clients navigate the ever-changing and complex Bali property market. We decided it was time the buyer had the option of specialist expertise on their side.
Our philosophy is to show you what you want, not just what is available.
We are committed to helping our clients — private individuals, corporate clients, and investors — achieve their property goals. Our success results from a focus on providing superior quality advice and developing creative solutions to complex problems.
myProperty Bali specialises in the sale of commercial properties, luxury villas, and land in Bali. Whether you desire a luxury villa or house, beachfront land, rice field view land, cliff-front land, an investment property, or a luxury holiday villa, our bespoke real estate agency can help.
Why, according to you, should one buy property in Bali?
- Bali is consistently ranked among the world's top tourism destinations — it recorded over 5.3 million foreign tourist arrivals in 2023, the strongest figure since before the pandemic.
- Villa ownership has become enormously popular in Bali for the international community, supported by a robust holiday rental market.
- Hotels enjoy high occupancy rates year-round, and Bali is the prime domestic holiday destination for wealthy Indonesians.
- Properties in prime areas continue to appreciate, with land values in Seminyak and Canggu among the strongest performers in Southeast Asia's resort property segment.
- The Indonesian government continues to ease regulations to attract and secure foreign investment, and Indonesia's investment-grade sovereign rating has been affirmed by all major rating agencies.
- Bali's draw for digital nomads, remote workers, and lifestyle buyers has added a structurally new demand base to the market since 2020.
What is the current status of the Bali real estate market?
Extremely active. The post-pandemic recovery has been faster and stronger than almost anyone anticipated. Demand from Australian, European, and increasingly Middle Eastern and Asian buyers has pushed villa prices in prime areas to record levels. In Canggu and Seminyak, new villa developments are pre-selling before completion, and the rental market is commanding premium rates driven by strong tourist arrivals.
According to you, where in Bali should one look for a property?
delMango Villa Estate is situated in the very heart of Seminyak — Bali's vibrant and cosmopolitan hub. This neighbourhood boasts some of the most valuable real estate on the island, alongside the highest concentration of international restaurants, bars, and boutiques. Seminyak has long been the playground of jetsetters and international residents, and its appeal shows no sign of diminishing.
That said, since the early 2010s, Canggu has emerged as perhaps the most dynamic and fast-growing area on the island. Originally a sleepy stretch of rice paddies and black-sand beaches north of Seminyak, Canggu has become the epicentre of Bali's digital nomad community and a magnet for international lifestyle buyers. Land values there have risen dramatically, and the area now rivals Seminyak for premium villa rental rates.
For buyers who prefer a quieter setting without sacrificing beach access, Pererenan and Seseh — just north of Canggu — offer an increasingly attractive proposition at a slightly lower entry price. Ubud remains compelling for buyers drawn to the island's cultural and spiritual character rather than its beach scene.
What is the buyer profile you typically see purchasing property in Bali?
The market is genuinely international. Australian buyers have historically been the most numerous foreign purchasers, but the mix has broadened considerably. European buyers — particularly from Germany, France, the Netherlands, and the UK — are consistently active. Russian buyers were a significant force through the 2010s. Chinese buyers have grown in importance. And more recently, buyers from Singapore, the Middle East, and India have become increasingly prominent, particularly at the upper end of the market. Domestic Indonesian buyers — including Jakarta-based professionals and entrepreneurs — remain a major constituency at every price point.
What are the property types that most developers are currently offering?
Villas remain the dominant product in the investment and lifestyle segment. Leasehold villa developments — typically structured on 25-to-30-year leases with renewal options — remain the most common offering for foreign buyers. However, the market has matured, and buyers today have access to a much wider range of products than a decade ago, including branded residences developed in partnership with international hotel operators, and fractional ownership structures that offer partial ownership of premium properties.
For a buyer, what are the things to keep in mind while choosing a property?
The single most important point to understand is that freehold ownership is only available for Indonesian citizens. Foreigners can own properties through several legal structures:
- Foreign Investment Company (PMA): Allows foreigners to own property through an Indonesian foreign investment entity, though this involves ongoing compliance requirements.
- Leasehold Title (Hak Sewa): A lease arrangement between the buyer and the landowner, typically for 25 or 30 years with renewal options. Under recently updated provisions, leasehold arrangements can now extend to 80 years in aggregate when initial and extension periods are combined — a significant improvement for long-term investors.
- Right of Use (Hak Pakai): Available to foreign individuals who are legal residents of Indonesia, allowing use of freehold land for an extended period.
What advice would you give on getting the best value from a property purchase?
Meet the developers if at all possible, not just the sales team. Developers have to deliver what they promise; sales people sometimes tell you what you want to hear. Beyond this, engage an independent notary and a reputable local lawyer before signing anything. The due diligence cost is trivial relative to the purchase price and the risk of getting it wrong.
What are the residency options for foreign nationals wishing to stay in Bali long-term?
Indonesia offers several visa categories relevant to long-stay visitors and residents:
- Social Cultural Visa: Up to 60 days, extendable up to 180 days in total. Useful for extended visits but not for permanent residency.
- Retirement Visa (KITAS Pensiun): Available to those over 55 with proof of passive income. Allows stays of one year, renewable.
- KITAS (Temporary Stay Permit): The main long-stay option for those sponsored by an employer or operating through a PMA company. Valid for one to two years, renewable.
- Second Home Visa: Introduced in 2022, this allows foreign nationals who can demonstrate financial capacity to obtain a five-year or ten-year stay permit without needing a work permit or employer sponsorship — a significant development for lifestyle and investment buyers.
Bali's Property Market in 2024–2025: Context for Today's Buyer
Since this interview was first conducted in 2012, Bali's property market has undergone a transformation. The island's sustained rise in international profile — anchored by 5.3 million foreign tourist arrivals in 2023 — has been matched by a corresponding rise in property values. Prime land in Seminyak and Canggu that was affordable by international standards a decade ago now commands prices that reflect Bali's status as a globally recognised luxury destination.
The most significant structural change has been the emergence of the digital nomad and remote-work market as a permanent force in both the short-term rental and the long-stay segments. Bali was one of the first destinations in the world to attract this community at scale, and the island's infrastructure, community, and creative ecosystem have been shaped substantially by their presence. This has added both a new buyer demographic and a new category of long-term rental demand that supports villa yields in areas such as Canggu and Ubud.
For buyers considering Bali today, the market offers genuine long-term value — but the days of bargain entry prices are largely behind us. Focus on quality, location within areas of proven demand, legal structure, and the track record of your property management partner. These fundamentals, more than any short-term price movement, will determine the success of your investment.