How to Buy Bali Property from Singapore: Full Guide to Bali Property Investment
Fallen in love with the island and considering buying property in Bali? Or maybe you’re thinking of a Bali property investment to diversify your portfolio. Buying a property overseas can be a daunting task, with different risks and opportunities involved.
This guide to buying Bali property can kick start your research, and help you to navigate your next steps if you’ve found a Bali property for sale and want to invest. We’ll cover all the basics, plus we’ll also talk about providers like Wise and OFX which can help with cheap, fast and safe international transfers to Indonesia to help your purchase go smoothly.
Can Singapore citizens buy property in Bali?
Probably the most important first question - can foreigners buy property in Bali?
If you have your eye on a specific Bali property for sale it’s important to note that foreigners in Bali can not usually purchase freehold properties. However, you can buy on a leasehold basis, with leases of 30 years or more common. Minimum value rules apply, which can change by location, and which are reviewed from time to time. This means you’ll need to check the most recent minimum home value for leasehold sales based on the specific location you’re interested in before you progress a purchase.
Aside from the rules imposed by the Indonesian government, there are also rules set by the Singapore government which may impact your options for investing in property overseas. For example, if you have an HDB, your minimum occupation period (MOP) must have expired before you purchase any other home or investment property, including one abroad.
What are the requirements to buy a house in Bali?
The exact requirements for buying a property in Bali can depend on the type of property and the basis on which you’re buying it. There are some rules in addition to those outlined above which you’ll need to be mindful of, which prevent foreigners buying places in sensitive areas, plus in some cases you may find you need a valid residence permit to buy a property in Bali. Because buying property in Bali comes with some risks, and can be complicated and time consuming, you’re recommended to get a local agent and lawyer who can help you navigate all the complexities and minimise the risks involved.
While you’re finding a good local team to support your purchase, you can also start to gather the required documents and finances for your purchase. You’ll need to prove your ID with your passport, and you’ll also need proof of address documents. You may need a local visa, and if you’re accessing finance you’ll be asked to provide proof of income and outgoings. If you’re buying outright the seller will need to see proof of assets before they agree to the sale.
How to buy a home in Bali step by step
When you’re buying a property overseas, using a reputable property agent is essential to make sure you can navigate the process seamlessly. In Bali you’ll also need a legal representative like a property lawyer to support the technical side of the purchase. To give you a flavour of how the process works, here’s a step by step overview of how to buy property in Bali as a Singapore citizen:
1. Find a reputable property agent or realtor, and a local lawyer
Even long term foreign residents in Bali are advised to get a good local team on hand to support their property purchase. This is even more important if you’re not as familiar with the way real estate laws in Indonesia work. Find an agent who is experienced with working with expat clients, and bring on a local lawyer you trust to support the more technical aspects of the purchase. There are many options in Bali as there’s a strong expat community already - talk to a few individuals to find someone who you have a good rapport with.
2. View and select properties
Hopefully, this is the fun part. If you can visit properties in person that’s great, but most people will start their search for a Bali property online. We’ll look at some of the most popular property websites covering Bali real estate a little later, which allow you to browse, filter and search properties to find the right location, size, type and price for your specific needs.
3. Negotiate a sale price and acquire all the required documentation
Your realtor can help you agree on a sale price and negotiate the finer details of the transaction. Meanwhile your lawyer will step in to ensure you can get a Hak Pakai (leasehold) title for the property. They’ll also help complete due diligence checks which include getting relevant documents for the property such as the Certificate of Property Building and Approval which shows the building has been constructed legally.
4. Pay your deposit
The next step is to agree and pay your deposit which is usually 10% to 30% of the property sale price, depending on what was negotiated earlier with the seller. Use a provider like Wise or OFX to get your money over to Bali in IDR as efficiently and cheaply as possible, with quick delivery times that ensure your seller doesn’t need to wait unnecessarily to get the money in their account.
5. Complete on your purchase
The final stage happens with a notary, transferring the ownership of the property into your name, completing the payments to the seller, and paying the property transfer tax and any other dues. Again if you’re bringing money to Indonesia from Singapore, using a specialist international money transfer service like Wise or OFX can be a quick, cheap and easy way to go.
How much does it cost to buy property in Bali?
Buying a property in Bali may be cheaper compared to buying a property in Australia or investing in property in China for example, but it’s still worth thinking about the costs involved before you commit.
When it comes to property costs, the price you’ll pay in popular tourist locations like Seminyak, Canggu, and many other beachfront areas will be far higher than inland areas. Even just moving a few hundred metres from the beach can bring down the costs of Bali property significantly. However, be sure to check on what other construction is likely or expected before you buy - many areas of Bali are still undergoing rapid development which can change the nature of a neighbourhood significantly in a pretty short time.
Once you’ve found a property you love which is within your budget, you’ll also need to think about the extra costs and fees, such as:
Title search fees: fees of around 1-2% of the property value, paid to the notary
Drafting agreement fees: This can be around 0.5-1% of the property value
Due diligence costs: Very varied depending on the property type and any specific risks which the legal team need to check up on
Property Acquisition Tax (BPHTB) - A 5% tax levied on the assessed value of the property
Land and Building Tax (PBB) - Usually around 0.3%–0.5% for residential properties
Aside from the obvious property costs, international transfer fees and costs added into the exchange rates offered can also push up the final amount you pay to buy property in Bali from Singapore.
Instead of sending money with your bank, take a look at non-bank alternatives like Wise and OFX which offer cheap, fast and secure international transfers. Wise offers an automatic discount for higher transfers and OFX can offer competitive rates for large transfers as well. Here’s a summary:
Wise: Wise uses the mid-market exchange rate and offers low cost, high-value transfers of up to 2 million SGD. Transfers are typically completed within 1–2 business days.
OFX: OFX doesn’t have maximum transfer limits meaning you can send as much currency as you need to, making them a good option for substantial property transactions.
Cheapest places to buy property in Bali
Bali is a very popular place to visit as a tourist, and also to live and work. This means that there are very varied neighbourhoods, towns, villages and other developments which have their own housing costs. As a general rule the most premium prices for property are to be found on the beach fronts, particularly in the Southwest of the island. The East is also pretty popular, while the north and the interior has some cheaper options for accommodation and can be far quieter and more rural.
If you’re adventurous, you may also want to look at some of the islands off the coast of Bali where prices are lower, such as Nusa Lembongan or the Gili Islands.
Factors affecting the house prices
The primary factors affecting property prices are location and property type. Smaller places can be much cheaper than larger, naturally, and anything on or close to the sea will be at a higher price compared to inland areas. Top tourist areas on Bali do change, and this can mean changes in the costs of properties, as the hot destination shifts to a new area. Keeping an eye on pricing over time is helpful to get a measure for where in Bali may suit your personal needs and preferences.
Ongoing costs of buying a home in Bali
The ongoing costs of maintaining your home in Bali will depend a lot on whether you’re planning on living there, using it for holidays or renting it out. Some things to consider include the following:
Mortgage interest - or other fees if you finance your purchase with a loan
Maintenance - costs of upkeep on the property, whether or not you live there
Utilities - bills for water, electricity and so on if you're in the home
Security - you may decide to pay for security if you’ve bought a holiday home or investment and won’t be there yourself
Repairs - don’t let your property depreciate by allowing maintenance to lapse
Is it a good idea to buy a house as an investment in Bali?
So, what about the prospects for Bali property as an investment? Is it a good idea to buy in Indonesia, or would you be better off buying property in Malaysia or buying a home in Japan for example?
Bali property investment can be a solid choice but it’s not right for everyone. Relatively restrictive rules over what foreigners can buy can push up prices, and as the market is quite immature, there are still risks involved in buying. Property prices can change significantly, not least as development in Bali changes the shape of demand over time. This means it’s a place to consider investing only if you’re experienced, and with professional advice so you’ll know what you’re buying into.
Pros and cons of buying property in Bali
| Pros of buying property in Bali | Cons of buying property in Bali |
|---|---|
✅Enduring tourist destination making this a good choice for a holiday home or rental ✅Lots of development means more properties available for purchase ✅Established expat community including realtors who can help with buying ✅Can be a more attractive option than renting if you intend to live in Bali yourself | ❌Restrictions apply on the types of property you can buy as a foreigner ❌HDB minimum occupancy rules may prevent you from buying a private property ❌There is a risk that your property will lose value if markets are volatile |
Should you rent or buy a house in Bali?
There’s no right answer here - it depends mainly on your long and short term plans.
If you’re living in Bali and intending to stay long term, getting a place there may seem like an obvious choice. Bear in mind that owning a property there is no guarantee of getting a visa or work permit. Unless you already hold all the permissions you need, or you're intending to apply for a second home visa in Bali, you’ll need to sort out your paperwork before you can make use of your property.
If you’re only going to be in Bali short term, renting may appeal more, giving you the opportunity to test the water without commitment.
What’s the property market like in Bali?
Bali makes a lot of money from tourism. As with other areas which suffered from a lack of tourist income during the pandemic, Bali is bouncing back, and the property market reflects this. In 2024-25 the market has seen growth in popular areas, with demand strong for holiday homes and properties to rent out to short term tourists.
Naturally factors like these can change quickly, as a result of changes in the global environment or local political landscape. Keep an eye on the market for Bali property before you commit, so you can see emerging trends and act accordingly.
Financing a property purchase in Bali
While you may be able to get a mortgage or loan for a property in Indonesia, it’s far from certain as many banks prefer not to work with foreigners buying under a leasehold contract. Other local lenders don’t offer many services to foreigners simply as there are risks involved compared to lending to local residents. This may mean you need to pay for some, or all, of your new property in Bali from your own savings.
If you’re paying for your Bali property purchase from Singapore and need to send a high value payment from Singapore to Indonesia, check out Wise which offers large and secure transfers with the mid-market rate and fee discounts on large transfers.
Paying property tax in Bali
Before you buy a property in Bali, discuss any required taxes with your local legal advisor. Costs can apply on purchase, on an ongoing basis, and when you sell. Your tax obligations may depend on the property you buy and its value, as well as your tax residency, so talking this through with a professional is essential.
Tips for foreigners to buy property in Bali
The process of buying property in Bali is not the same as buying a place in Singapore, and comes with different risks. Having local support is essential to make sure you avoid the pitfalls and don’t pay more than you need to. Here are a few things to remember:
Foreigners can not buy freehold properties easily in Bali - leasehold sales are far more common
Get a local lawyer and use a skilled realtor to help you navigate the local property market successfully
Don’t forget, you can’t buy another private property if you’re in your HDB’s MOP - double check to stay the right side of the law here at home
When sending money for your purchase, check out and compare a few different money transfer services like Wise and OFX to make sure you get the best available deal
How to find a Bali property
The easiest option is to start your search for properties in Bali online. Umbrella real estate platforms - like those we'll cover in a moment - can help you to get a feel for the market, before visiting places in person. Your realtor can also recommend up and coming locations or places which are still in the development stage, which may appeal.
Bali property websites
Here are some of the most popular property websites in Bali to start your search:
Conclusion
Buying a property in Bali can be a good investment, or may be an option for a long term home or holiday place for Singaporeans. However, buying a property overseas can be more risky than a local purchase, so you’ll need to make sure you have skilled local support on hand. There are some rules in place about which property types foreigners can buy, which you’ll need to consider before you proceed with a purchase, and you’ll also need to understand the taxes and additional costs involved when you’re putting together your budget.
Use this guide to generate some ideas about buying property in Bali, and when you need to send money from Singapore to Bali to pay for your deposit, for the property purchase, or for ongoing costs, remember to check out providers like Wise and OFX for fast, cheap and secure international transfers, with good exchange rates.
FAQs on Buying Property in Bali
Yes. However, there are restrictions which stop foreigners buying freehold properties in Bali in most cases. Look for leasehold places instead.
Usually you need to pay a deposit of 10% to 30% of the property sale price as part of the purchase process. This is negotiated with the seller when you agree on a purchase price.
Bali is experiencing lots of growth and strong demand for both long term homes and holiday rentals. This can make it an appealing place to buy a property. However, there are risks associated with buying property in any country, and the value of a property may go down as well as up. Doing your research and taking professional advice is essential.