Can NRIs Buy Property in Bali? Rules, Costs and Practical Steps

The short answer

Leasehold (typically 25–30 years, extendable) or Hak Pakai / HGB structures — no foreign freehold

That single sentence decides the structure of your purchase, so confirm it in writing for your exact status — resident Indian, NRI or OCI — before you spend money on diligence.

Moving the money

Indian residents remit under the Liberalised Remittance Scheme, which caps outward remittance per financial year per person. Families routinely plan a purchase across more than one remitter and more than one financial year; NRIs funding from overseas income are outside that constraint.

Document the source of funds from the first transfer. Every jurisdiction in this list runs anti-money-laundering checks at completion, and incomplete paperwork stalls transfers far more often than financing does.

What the asset should return

8–12% gross on managed short-let villas in strong locations gross in Bali. Net of service charges, management and vacancy, assume meaningfully less — and assume currency movement will matter as much as rent over a ten-year hold.

On taxation: transfer and rental income taxes apply; short-let licensing is being enforced more tightly India taxes global income for residents, so model the Indian side and the local side together, not separately.

The sequence that works

Objective, then jurisdiction, then structure, then asset. Reversing that order — falling for a specific apartment and then asking whether you can own it — is what produces nominee arrangements, unusable title and unsellable stock.

Process in Bali: Due diligence on zoning and title, notarial deed, then lease or HGB registration — four to eight weeks.

One thing to watch

Never use a nominee structure. Lease term remaining is the single biggest driver of resale value.