Rare homes on the island of Bali.

Not freehold land. Foreigners domiciled in Indonesia can hold a leasehold for a building and, under PP 18/2021, a right to use (Hak Pakai) that can cover a residential house, as well as strata apartments with the required permit. A foreign-owned company (PT PMA) can also hold a right to build (HGB). Each route has its own conditions, which are set by regulation.

A leasehold is a written right to use a villa and its land for a fixed period under a contract with the landowner, signed before a notary. The law sets no fixed term, so the period, the extension option and the right to sell are whatever the deed says; 25 or 30 years with an extension is common. The 80-year figure sometimes quoted is the statutory maximum for HGB and Hak Pakai on state land, not a leasehold rule.

No. Owning property does not grant residence in Indonesia, and long stays need separate visas. The Second Home Visa for 5 or 10 years requires a deposit of at least IDR 2,000,000,000 in an Indonesian state-owned bank, under a 2022 circular. Based on the official summary reviewed, the Indonesian Golden Visa for individuals rests on investments in public-company shares, bonds or funds, not on property.

It depends on the purpose. The Second Home Visa suits living in Bali without business activity, if the deposit is affordable. Running a company calls for the investor KITAS, which needs a personal shareholding in a PT PMA, reported at IDR 10,000,000,000 or more. The D12 is a multiple-entry visa for preparation and viewing property, with stays of up to 180 days, but it does not allow work. Confirm current terms with immigration before you travel.

It depends on the route. A purchase through a company can carry BPHTB of up to 5%, set by the region, and the seller pays a final income tax of 2.5% under PP 34/2016. A sale by a VAT-registered developer may carry VAT at an effective 11%, and notary fees apply. Each year, land and building tax (PBB-P2) is charged on the NJOP valuation, with a national cap of 0.5%, and rent is taxed at 10% for resident individuals under PP 34/2017.

Domestic property transactions are paid in rupiah. A price quoted in US dollars is converted at the rate on the day of payment, so the contract should state the rate, the date and who bears any exchange cost. Ask for the amount in rupiah in writing before you pay.

Short-term rental needs its own licence and a zone that allows it. The homestay (pondok wisata) permit under Permenparekraf 4/2021 covers small properties of up to five guest rooms, and larger villas need a hotel or villa licence. The building needs a building permit (PBG) and an occupancy certificate (SLF), and listing platforms check the business number (NIB) and business code. One guide says the homestay permit is limited to Indonesian citizens and local companies, so confirm this with the licensing office.

Check the zoning colour and planned use of the parcel on the official ATR/BPN spatial map, the title and the lessor's right at the land office, the building permit (PBG) and occupancy certificate (SLF), and any encumbrances or customary claims. Have an independent notary or lawyer do this before you pay a deposit. Green-zone land cannot be built on, and a buyer should not rely on promises to change the zoning.