Land in Bali: verified plots for sale and long-term lease

Canggu, Pererenan, Bukit, Ubud and the west coast. Certificate, zoning, road access and boundaries are checked before a plot enters the catalogue.

✓ 34 plots with verified documents✓ Notary at 0.5% instead of the market 1%✓ Reply within one business day

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Popular: Beachfront Ocean view Up to IDR 1.6 billion Canggu Uluwatu
  • 34plots in the catalogue, each with a verified certificate
  • 4checks before publication: document, zone, access, boundaries
  • 53districts of the island whose prices we track
  • 0.5%our notary’s fee instead of the market 1%

Why you can trust us

Four checks a plot must pass to enter the catalogue

On 21 July 2025 more than forty buildings were demolished in Bingin — the owners held certificates, but the structures stood outside the permitted tourism zone. We check exactly what nobody checked back then.

How the check works →

01

Certificate and seller’s title

We verify the original at the land office. If the land is family-owned, every heir must sign — not just the one who answered the phone.

02

Zoning

We check the designation by coordinates in the state GISTARU RDTR portal and obtain written confirmation from the planning office.

03

Road access

A road on the ground and a right of way in the documents are different things. Access by a neighbour’s goodwill does not count as access.

04

Boundaries against the cadastre

A licensed surveyor stakes out the boundaries and the result is checked against the land office record.

Catalogue

Latest plots

The price in a listing is the rate per are. We show the full amount with all taxes and paperwork straight away, so plots can be compared honestly.

All plots →
PariwisataNewVerified Pererenan · Badung

8.5 are, 600 m to the beach

Size 8.5 areTerm 25 + 20Hak Sewa 12,000,000IDR / are / year2.83 bn for the termwith taxes PariwisataVerified Uluwatu · Badung

14 are with an ocean view

Size 14 areTerm 30 + 20Hak Sewa 17,500,000IDR / are / year8.12 bn for the termwith taxes PariwisataNewVerified Kedungu · Tabanan

20 are by the rice fields

Size 20 areTerm 25 + 25Hak Sewa 6,800,000IDR / are / year3.77 bn for the termwith taxes

Geography

Land by district of Bali

The difference between two districts twenty minutes apart is bigger than most buyers expect. Start with the district, not the plot.

→
Canggufrom 14 M per are/year Pererenanfrom 11 M per are/year Uluwatufrom 15 M per are/year Ubudfrom 5 M per are/year
Land for lease in Bali Freehold land Beachfront plots With an ocean view By the rice fields Ready to build With paved access All districts

Tool

What a plot actually costs

The quoted rate is only the base. State tax of 10%, the notary, legal due diligence and boundary staking add about 11% on top. Plots should be compared by the final figure, not by the headline in the listing.

The calculator handles both lease and freehold purchase — with BPHTB, the notary and related costs.

Open the calculator

Example: 8.5 are × 25 years
Lease, 12,000,000 × 8.5 × 252,550,000,000
State tax 10%255,000,000
Notary 0.5%12,750,000
Due diligence and survey11,000,000
Total for 25 years2,828,750,000
In dollars at a rate of 16,300173,543 USD

How it works

From the first message to the signature at the notary

Usually six to ten weeks. Faster normally means something was skipped.

1

Shortlist and viewings

You send us your brief and budget, we put together a shortlist and drive you to the plots.

1–2 weeks
2

Reservation

A deposit holds the plot and starts the checks. It is returned if the checks do not pass.

1 day
3

Due diligence

Certificate, seller’s title, zoning, access, boundary staking. The report goes to you.

2–4 weeks
4

Contract

The notary drafts it, your side checks the term, the extension, the heirs and the right to sublease.

1–2 weeks
5

Signing at the PPAT

Both parties, the notary, payment of the balance, registration of the lease. You keep the originals.

1 day
6

Permits

PBG before construction starts and a rental licence if the villa will operate commercially.

after the deal

About us

Who we are

Aurora Property is a small team in Ungasan working with land in Bali, and we have been through it ourselves: we built villas here and know how an unchecked access road or the wrong zone ends.

We are not a listing marketplace and we do not aggregate ads from across the island. Only plots we have run through all four checks ourselves, and stand behind, enter the catalogue. That is why there are few of them — thirty-four, not three thousand.

We work with buyers from Russia, Europe and Australia who need to make sense of a foreign legal system. So we explain things in detail and do not hide the awkward parts: a lease loses value every year, an extension is almost always at the market price, and the yields promised in advertising are overstated by a third.

Our notary charges 0.5% instead of the standard 1% — not because it is cheaper, but because we bring him deals regularly and the documents reach him already checked.

  • Legal entityDV. Aurora Property
  • OfficeUngasan, Kuta Selatan
  • Plots in progress34
  • Districts monitored53
  • LanguagesRU · EN · ID
  • Reply to an enquirywithin the day

Get in touchWhatsApp

Reviews

What buyers say

“They talked me out of a plot I had almost bought — it turned out the zone was residential, not tourism. Renting it out would not have been allowed.”

DmitryBought 9 are in Cemagi, 2026

“The first time anyone showed me the full amount up front instead of the rate per are. The gap against my own calculation was 11%.”

AnnaLeased 6 are in Pererenan, 2026

“They handed me the due diligence report along with the scans. Before that, two agents said ‘it is all clean’ and showed nothing.”

MarcBought 14 are in Uluwatu, 2025

Getting it right

Articles and guides

We write about what you usually learn only after the deal. No plot advertising inside.

All articles →
Law · 12 min

Lease or freehold in Bali: what a foreigner actually chooses

Three lawful routes, honest arithmetic, and what is objectively worse about a lease.

Read → Zoning · 8 min

Pink, yellow, green: how to check a plot’s zone in ten minutes

Step by step through the GISTARU portal. And why there is no “red zone” in the regulations at all.

Read → Money · 6 min

What makes up the full cost of a plot

The 10% tax, the notary, due diligence and surveying — broken down on real figures.

Read →

Frequently asked

The short answers

Can a foreigner buy land in Bali freehold?
Not as Hak Milik personally — that title is for Indonesian citizens only. A foreigner can hold Hak Pakai with a residence permit, or Hak Guna Bangunan through a PT PMA company. A long-term Hak Sewa lease is arranged by contract and is available to an individual directly.
What is an are and why are prices quoted in them?
An are is 100 m². In Bali land is quoted per are: freehold per are outright, lease per are per year. A plot of 8.5 are is 850 m².
How much does the paperwork cost on top of the plot price?
For a lease — about 11% on top: state tax of 10% on the lease amount, the notary at 0.5–1%, legal due diligence of about 1 M IDR and boundary staking of about 10 M IDR. For a freehold purchase, BPHTB of 5% is added.
What happens when the lease ends?
The land and the buildings return to the owner unless the contract says otherwise. That is why the extension clause is the most important paragraph in the document. A contract fixes the right to extend, but almost never fixes the price.
Can a rental villa be built on any plot?
No. It is expressly permitted only in the Kawasan Pariwisata zone — pink on the maps. In a residential zone renting to tourists is not automatically allowed, and in agricultural and protected zones it is prohibited.
Is a nominee arrangement legal?
No. Article 26(2) of the Basic Agrarian Law makes a transfer of Hak Milik to a foreigner void — the sale is null and the land passes to the state. Until recently that made a nominee a private risk; since February 2026, Perda Bali 4/2026 also treats nominee transfers as a public-law violation, enforced through the spatial-planning forum, Satpol PP and the customary village, with sanctions up to demolition.
How do I check the zoning myself?
The RDTR designation is public and can be looked up by coordinates on the state GISTARU portal. Tourism zone permits commercial accommodation; residential does not permit it automatically; agricultural and protected zones prohibit it. Ask the planning office for written confirmation as well — a screenshot is a starting point, not a document.
What are PBG and SLF?
PBG is the building approval that replaced the old IMB. It is filed through the SIMBG portal with drawings signed by a licensed Indonesian engineer, and the stated use has to match the zone. SLF is the certificate of fitness — structure, fire safety, sanitation — issued before the building is used. Buying a villa without them means inheriting the problem.
Can a building really be demolished?
Yes, and without a court. On 21 July 2025, 48 structures at Bingin Beach were demolished by administrative order: the land was state land and the buildings stood in the protected coastal buffer zone under Law 27/2007 and Governor’s Regulation 24/2020. Seven of the businesses had foreign investors. A certificate does not protect a building standing where building is not allowed.
The seller is one of several heirs. What do I need?
The certificate of heirs — Surat Keterangan Hak Ahli Waris — and the signature of every heir, not only the one negotiating. If the land is marital property, notarised consent of the spouse is required under Article 36 of the Marriage Law.
How do I know there is no second certificate or a bank charge?
Both are checked at the land office and nowhere else. Sertifikat ganda — two certificates on one plot — arises where transfers went unregistered; overlapping certificates arise from rough historical surveying. A bank charge, hak tanggungan, is recorded against the title. None of it is visible on the paper the seller hands you.
There is a road to the plot. Is that enough?
No. A road on the ground and a right of way in the documents are different things, and strips that look public are often owned by a local family. Check the survey attached to the certificate and whether the road connects to other public roads. When a larger plot is split, each parcel needs its own lawful access — that is what an Ijin Kavling provides.
Who pays which tax?
On a purchase the buyer pays BPHTB, capped at 5% under Law 1/2022, with the exact rate and threshold set by the regency. The seller pays PPh final of 2.5% of the transaction value. On a lease there is a final tax of 10% of the gross rent under Government Regulation 34/2017 — normally withheld by the tenant, but paid by the owner when the tenant is an individual who is not a withholding agent.
The lease says “priority to extend”. Is that a right?
It is a right of first refusal, not a guarantee. A guaranteed extension is written as jaminan perpanjangan. If the extension price is left as “market price at the time”, you have bought the first term plus an option on a negotiation. The contract also has to bind the owner’s heirs by name, and to say who owns the building at the end of the term — by default it goes to the landowner.
Can I rent the villa out to tourists?
Only in a tourism zone, with a villa licence under KBLI 55193, held through a PT PMA. The pondok wisata licence that covers small guesthouses is restricted to Indonesian citizens, capped at five bedrooms, and requires the owner to live on site — it is not available to a foreign buyer.

Send us the plot coordinates — we will check the zone free of charge

Even if you found it elsewhere. We will tell you the RDTR designation and whether a rental villa can be built. We usually reply the same day.

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