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Imagine waking up to the sound of waves, walking barefoot through sunlit gardens, and calling the dramatic cliffs and surf of Uluwatu your everyday view. It’s no surprise that more and more people, not just tourists, are choosing to invest, live, and build a life in this special part of Bali.
But if you're a foreigner looking to buy property in Uluwatu, where do you begin?
Let’s walk through it together and answer some of the most frequently asked questions about Bali real estate and Uluwatu villas as second homes or long-term investments.
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Why Invest in Uluwatu Real Estate?
Uluwatu is evolving quickly. Once a hidden surf oasis, it now draws global attention thanks to substantial infrastructure improvements, such as a $5 million government-funded road expansion project aimed at easing congestion and improving access.
Villas are in hot demand but short supply. The value of property in Uluwatu has been rising by 25–35% annually, driven by booming tourism and a rising expat community drawn to its ocean cliffs, surf lifestyle, and slower pace.
With limited land, solid tourism growth, and increasing investment in eco-conscious development, Uluwatu offers not just beauty, but sustainable growth potential. It’s why more people are choosing to invest here than ever before.
How Can Foreigners Buy Property in Bali?
So, you're dreaming of a villa in Uluwatu: ocean breezes, cliffside sunsets, and a peaceful space of your own. But now you’re wondering: “How can I legally own property in Bali as a foreigner?” Read more about this in our dedicated article: How Can Foreigners Buy Property in Bali Uluwatu (Link to How Can Foreigners Buy Property in Bali Uluwatu)
Don’t worry, you’re not alone. There are two main paths:
- Leasehold Ownership
- PT PMA (Foreign-Owned Company)
Both are fully legal in Indonesia, and the right one for you depends on your goals.
Leasehold Ownership in Bali
If you’re looking for a holiday home or a place to live part-time, leasehold is often the simplest and smoothest route. With a leasehold, you lease the land for a fixed term (usually 25–30 years), often with an extension option.
You don’t own the land, but you do have full legal use of the property during your lease — you can style it, renovate it, or even rent it out (if permitted by the agreement).
Why choose leasehold?
Read more about this in our dedicated article: How Can Foreigners Buy Property in Bali Uluwatu (Link to How Can Foreigners Buy Property in Bali Uluwatu)
- Lower upfront cost
- No need to open a company
- Faster and easier legal process
- Great for lifestyle or part-time living
It’s ideal for personal use. But if you’re thinking bigger, like generating income? There’s another option worth considering.
PT PMA Structure for Foreign Buyers
Thinking of running your villa as a rental? Planning a café, yoga studio, or boutique retreat? Then a PT PMA may be the right path.
This is a legally recognized foreign-owned company that gives you broader rights, including the ability to lease land, run a business, and apply for building and operational permits.
Why choose PT PMA?
Read more about this in our dedicated article: How Can Foreigners Buy Property in Bali Uluwatu (Link to How Can Foreigners Buy Property in Bali Uluwatu)
- Full legal control over your business or property
- Ability to run licensed rentals
- Tax advantages and compliance support
- Greater investment protection and scalability
It requires a bit more setup and paperwork, but it’s the most robust structure for long-term growth and income in Bali.
So, Which One Is Right for You?
It comes down to your lifestyle and your goals:
- Want a personal getaway, with minimal fuss? Leasehold could be perfect.
- Looking to operate or expand a business in Bali? PT PMA opens the right doors.
At Uluwatu Property, we help guide buyers from around the world to the right structure, whether you’re chasing tranquility or returns.
Learn more about legal pathways. >>
What to Watch Out For When Buying Property in Bali
Bali’s property market is unique. Here's what we check before moving forward:
- Is the villa or land legally available for sale?
- Are there any disputes, unpaid taxes, or unclear ownership?
- Does the property have proper road or access rights?
- Is the zoning appropriate for how you plan to use it?
Due diligence matters. What looks like a shortcut early on can turn into a costly mistake later.
Read more about our procedures and checklists regarding due diligence in our other article: (Link to What to Watch Out For When Buying Property in Bali Uluwatu: Due Diligence)
What Are the Costs of Buying a Villa in Bali?
When buying property in Uluwatu, it’s important to look beyond the list price. You’ll want to plan for:
- Legal and notary fees: for reviewing and drafting contracts
- Taxes: such as PPh (income tax) and BPHTB (acquisition tax), depending on the structure
- Annual property tax (PBB)
- Maintenance and community fees, if buying into a managed estate
And a key reminder: Indonesian banks don’t typically offer property loans to foreigners. Most purchases are either cash-based or financed through offshore channels.
Need support with taxes or compliance? Our legal and financial team can help you navigate ownership responsibilities smoothly. Ask us about tax advisory and property permits.
From Our Clients: Is It Worth It?
Absolutely!
Ask anyone living here, you’re not just buying a property, you’re stepping into a whole lifestyle. One where surf meets spirituality, and where international minds meet local soul.
Uluwatu property continues to grow in value, and with boutique developments and eco-conscious designs on the rise, the future looks bright.
Should You Buy Property in Uluwatu as a Foreigner?
Buying in Bali may feel unfamiliar at first, but with the right guidance, it becomes a truly rewarding experience.
At Uluwatu Property, we’re more than real estate agents. We’re local guides, lifestyle matchmakers, and experienced navigators of Bali’s legal system. From your first viewing to final handover, we’ll be by your side.
Whether it’s a peaceful retreat or one in a lifetime investment, we’ll help you find your place here.
