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
- 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.
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.
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 · Badung14 are with an ocean view
Size 14 areTerm 30 + 20Hak Sewa 17,500,000IDR / are / year8.12 bn for the termwith taxes PariwisataNewVerified Kedungu · Tabanan20 are by the rice fields
Size 20 areTerm 25 + 25Hak Sewa 6,800,000IDR / are / year3.77 bn for the termwith taxesGeography
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.
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.
How it works
From the first message to the signature at the notary
Usually six to ten weeks. Faster normally means something was skipped.
Shortlist and viewings
You send us your brief and budget, we put together a shortlist and drive you to the plots.
1–2 weeksReservation
A deposit holds the plot and starts the checks. It is returned if the checks do not pass.
1 dayDue diligence
Certificate, seller’s title, zoning, access, boundary staking. The report goes to you.
2–4 weeksContract
The notary drafts it, your side checks the term, the extension, the heirs and the right to sublease.
1–2 weeksSigning at the PPAT
Both parties, the notary, payment of the balance, registration of the lease. You keep the originals.
1 dayPermits
PBG before construction starts and a rental licence if the villa will operate commercially.
after the dealAbout 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
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.
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 minPink, 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 minWhat 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?
What is an are and why are prices quoted in them?
How much does the paperwork cost on top of the plot price?
What happens when the lease ends?
Can a rental villa be built on any plot?
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.