These guides exist for one reason. Before a deposit goes down on a plot in Bali, somebody has to know what the certificate actually proves, what the zoning permits to be built, who pays which tax, and what the land is still worth when a lease runs out. Those answers are almost never in the listing. We write them down here, with the Indonesian acts they rest on and with real figures from our own catalogue, so a buyer can check a plot instead of trusting one.
DV. Aurora Property sells and leases land in the south of Bali — the Bukit peninsula, Ungasan, Nusa Dua, Pandawa, Melasti, Balangan and South Kuta — and inland around Ubud and Tabanan. Every price per are quoted in these articles comes from plots we have listed or inspected ourselves. Every legal statement names the regulation behind it: UUPA 5/1960 on title, PP 24/1997 on land registration, the district RDTR zoning plans, the coastal border rules. Where the written law and everyday practice diverge, we say so instead of smoothing it over.
Start with whichever question is in front of you. If you are early and still comparing structures, read what a foreigner may lawfully hold. If you already have a plot in mind, go straight to the certificate check and the zoning guide — between them they settle most deals, in one direction or the other. If you are budgeting, the price-per-are article and the tax article together give the real total, which lands reliably above the asking price once duty, notary and checks are counted.
Before you pay a deposit
- Buying Land in Bali in 2026: What Changed and What to Check Before the Deposit — what changed in Bali land law in 2026, what the Bingin demolitions mean for buyers, and the four checks that come before any money moves: zoning, access, heirs, certificate.
- Bali Land Certificate Check: What Proof You Actually Get — what a certificate proves under PP 24/1997, what it quietly hides, and the inexpensive land-office check that settles the question in a few days.
- Bali Land Zoning Explained: ITR, RDTR, LP2B and Setbacks — the RDTR plan behind your plot, the KKPR permit you will need, protected LP2B farmland, and the coastal setback that makes some plots unbuildable.
What a foreigner may hold
- Can Foreigners Own Land in Bali? Every Legal Structure, Compared — Hak Milik is closed to foreigners; Hak Pakai, HGB through a PT PMA and Hak Sewa are not. What each one gives you, its real term, and the point at which each one breaks.
- Leasehold or Freehold in Bali: What a Foreign Buyer Actually Chooses — the three lawful routes side by side, with honest arithmetic and a plain account of what is objectively worse about a lease.
- Bali Land Lease Extension: What You Are Actually Promised — the statutory 30+20+30 ladder, the five tests an extension has to pass, the deadline that ends it, and what a 25-year lease is really worth.
What it costs
- What a Bali Land Plot Actually Costs: The Price Per Are and Everything On Top — Bali land is quoted per are; acquisition duty, notary, checks and the lease tax are not. A worked example on a real plot from our catalogue.
- Bali Land Taxes: Who Pays What, and Under Which Article — the seller’s income tax, BPHTB on the buyer, annual PBB-P2, and why a lease is taxed on a different basis entirely.
- What It Costs to Build a Villa on Land You Buy in Bali — the construction rates in circulation for 2026, what sits outside them, and why on the Bukit the land can be the larger part of the whole project.
Where to buy
- Where to Buy Land in Bali: the Southern Areas Compared — real asking prices per are across Nusa Dua, Balangan, Melasti and Kutuh, what drives the spread between them, and the zoning rules that override the choice of area.
- Beachfront Land in Bali: What the Setback Really Costs — Indonesian law puts the beach and the first strip inland off limits. What that means for a plot sold as beachfront, and what it costs you in buildable area.
From reading to looking
When the reading is done, the plots themselves are here: all land for sale in Bali, the same catalogue broken down by area, and a lease cost calculator for working out what a term actually comes to. If a plot raises a question these guides do not answer, ask us — the answer usually becomes the next article.