Bali · Indonesia · For International Buyers

Buy Bali real estate with confidence — guided by an insider.

I'm Diana Zakharova — Commercial Director at Magnum Estate, one of Bali's leading full-cycle developers, and GM of The Umalas Signature. I help international investors navigate ownership structures, due diligence and the buying process — from first question to handover.

DM ‘BALI’ on Instagram Read the buying guide
Diana Zakharova — Bali real estate expert
Diana Zakharova
Commercial Director · Magnum Estate
8
Projects in Bali
575+
Units in development
2019
Developer founded
11K+
Investors follow me
About

Not a broker. An insider on the developer's side.

Most buyers meet Bali through an agent. I offer something different: direct access to the team that acquires the land, designs, builds and manages the properties — Magnum Estate's 360° full-cycle model.

My audience is international: investors from Europe, Australia, Asia and the Americas buying remotely or relocating to the island. On my Instagram and in this guide I explain, in plain English, how foreign ownership in Indonesia actually works — including the parts brokers gloss over.

Message me ‘BALI’ on Instagram and I'll personally answer your first questions — no pressure, no spam.

Why Bali

Why investors are looking at Bali now

A record tourism market, hotel-grade rental demand and entry prices far below comparable resort destinations.

6M+

Foreign arrivals in 2024 — above the pre-pandemic record, and still growing.

70%+

Typical villa occupancy in prime areas like Canggu and Umalas.

40–70%

Projected appreciation over the build cycle when buying off-plan.

0.1%

Annual land & building tax (PBB) — among the lowest holding costs in Asia.

The Buying Guide

How foreigners legally buy property in Bali

Foreigners cannot hold Indonesian freehold (Hak Milik) — but three legal structures make ownership safe and practical. Choosing the right one is the single most important decision you'll make.

Most popular

Leasehold

Hak Sewa

A registered lease of 25–30 years with negotiated extensions. Open to any foreigner — no visa or residency required.

  • Best for: lifestyle + rental income
  • Fast, simple, lower entry cost
  • Extension terms fixed in contract
For residents

Right to Use

Hak Pakai

A registered land title in a foreigner's own name, available to KITAS/KITAP visa holders, typically for one residential property above a minimum value.

  • Best for: a personal residence
  • Title registered at the land office
  • Renewable long-term
For investors

PT PMA + HGB

Foreign-owned company

A foreign-owned Indonesian company holding building/use rights — extendable to roughly 80 years through renewals.

  • Best for: portfolios & rental business
  • Licensed commercial operation
  • Clean, bankable exit structure
Step by step

The process, simplified

Define your goal

Investment, relocation or both — this determines the right ownership structure.

Select the property

Location, project stage and operator matter more than the brochure render.

Due diligence

Title verified at the BPN land office, zoning (ITR/KKPR) and building permits (PBG/SLF) checked.

Notary & contracts

A licensed notary (PPAT) and independent lawyer close the deal; funds move via escrow.

Transfer & handover

Documents executed, payment released, keys — and your management plan — handed over.

⚠Avoid nominee schemes

Putting freehold in a local nominee's name violates Indonesia's Basic Agrarian Law, and courts have annulled such arrangements. If a seller suggests it, walk away. The three structures above exist precisely so you don't need it.

✦Taxes, in brief

Annual land & building tax (PBB) is modest — around 0.1%. Transaction taxes, rental income tax and your home-country obligations depend on your structure and tax residency; double-tax treaties often prevent being taxed twice. I'll gladly walk you through your specific case.

Where to buy

Four areas, four different strategies

Location decides your tenant, your yield and your exit. Here's how Bali's key investment areas compare.

Canggu · Berawa

The energy capital

Beach clubs, surf, nightlife and the island's strongest short-term rental demand. Highest competition — brand and management decide who wins.

Best for: Yield-focused investors
Price level: $$$

Umalas

Green & connected

Rice-field calm ten minutes from Berawa's strip. Favoured by long-stay guests and families — quieter demand, steadier occupancy.

Best for: Balanced lifestyle + income
Price level: $$

Sanur

The heritage coast

Calm seas, a new international hospital and marina, and fast-rising land values on Bali's east coast. Early in its growth curve.

Best for: Appreciation plays
Price level: $$–$$$

Uluwatu · Bukit

Clifftop drama

Ocean-view land on the southern cliffs, world-class surf and a premium villa market. Scarce view plots protect long-term value.

Best for: Premium & trophy buyers
Price level: $$$
Magnum Estate

Projects I personally represent

Built, sold and managed by one team — land acquisition to hotel-grade operation.

CompletedFew units left
Canggu · Umalas

The Umalas Signature

Completed and operating residence in Bali's creative heart — the project I manage day to day. Operated by Luxso Management since June 1, 2026.

$200KFrom
8–10%Projected ROI
Off-planOceanfront · Construction from Aug 2026
Sanur · East Coast

Magnum Resort Sanur

Oceanfront resort residences in Bali's calm, fast-appreciating heritage coast.

$531KFrom
11.6%Projected ROI
Off-planFlagship
Canggu · Berawa

Magnum Resort Berawa

Home of the world's longest rooftop pool — 190 metres above Berawa's most vibrant strip.

$339KFrom
12.1%Projected ROI
Off-planNew release · Pre-launch prices
Canggu · Umalas

Umalas Villas

New off-plan villa collection in green, quiet Umalas — minutes from The Umalas Signature. Early buyers get first pick of units and pre-launch pricing.

$490KFrom
10–12%Projected ROI
Sold outOcean view
Bukit Peninsula · Uluwatu

Sky Stars Ocean View

Panoramic ocean-view residences on Bali's dramatic southern cliffs.

Fully soldStatus
Ask about resalesAvailability

ROI figures are developer projections, not guarantees. Ask me for the current availability, payment plans and full financial models.

Case study

One unit, real numbers

Canggu · Umalas · Completed

A one-bedroom at The Umalas Signature

The project I manage day to day. Here's how an early buyer's unit has actually performed since handover — purchase to rental operation. Since June 1, 2026 the residence is operated by Luxso Management.

$200KPurchase price
$21KRental income / yr
78%Avg. occupancy
~9%Net yield

Illustrative example based on developer data. Ask me for the current, unit-specific financial model.

Testimonials

What my buyers say

“
We bought remotely from Germany and only saw our unit at handover. Diana walked us through the leasehold contract clause by clause — everything arrived exactly as promised.
Markus & ElenaGermany · The Umalas Signature
“
As a first-time overseas investor I was nervous about Indonesian law. The due diligence checklist Diana insisted on is the reason I trusted this purchase.
SarahAustralia · Magnum Resort Berawa
“
What convinced me was talking to someone from the developer's side, not a commission agent. Straight answers about ROI assumptions, payment plans and the exit.
JamesUSA · Magnum Resort Sanur
Press

Written about me

FAQ

Questions foreign buyers actually ask

Can foreigners really own property in Bali?+
Yes — legally and safely, just not via Indonesian freehold. Leasehold (Hak Sewa), Right to Use (Hak Pakai) and a foreign-owned company (PT PMA holding HGB) are all established, registered structures used by thousands of international owners.
Will I be taxed twice — in Indonesia and at home?+
Usually not. Indonesia has double-taxation treaties with dozens of countries, so tax paid here is typically credited against your home obligations. The outcome depends on your tax residency and structure — I cover this in my guides and can point you to the right advisor.
Can I buy remotely, without flying to Bali?+
Yes. Reservation, due diligence, notarised contracts and escrow payments can all be completed remotely with power of attorney. Many of my clients first see their property at handover — though I'd always love to show you the island in person.
What returns are realistic?+
Magnum Estate projects target 8–12.3% projected annual rental ROI plus 40–70% projected appreciation over the build cycle, depending on the project and unit. Treat every number as a projection: ask for the assumptions behind it — occupancy, ADR, management fees — before you compare offers.
What's the biggest mistake foreign buyers make?+
Skipping due diligence and using nominee arrangements. Always verify the land certificate at the BPN, check zoning and building permits, close through a licensed notary with escrow — and never put freehold in a local individual's name on your behalf.
How do payment plans work for off-plan?+
Off-plan purchases are typically paid in stages tied to construction milestones — a reservation fee, a down payment at contract, then instalments through the build, with the balance at handover. Terms differ by project; I'll send you the exact schedule and any early-buyer conditions for the project you're considering.
Who rents out and manages my property?+
With Magnum Estate you don't need to find an operator: the same team that builds the project manages it to hotel standards — marketing, guest service, maintenance and reporting. You receive owner statements and can track performance remotely, plus agreed owner-stay days for your own use.
Can I resell later? What's the exit?+
Yes. A leasehold can be assigned to a new buyer for its remaining term, and a PT PMA structure can be sold as a company — often the cleanest exit for investors. Off-plan buyers frequently resell at handover, capturing the build-cycle appreciation. I'll show you how past resales in our projects have actually performed.
Does buying property help me stay in Bali?+
Property alone doesn't grant residency, but there are practical routes: an investor KITAS through your own PT PMA, Indonesia's second-home visa for qualifying individuals, or simple long-stay visas while you visit. I'll point you to a trusted visa agent for your specific situation.
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Contact

Start with one message

Tell me your budget, goal and timeline — I'll reply personally with projects and structures that fit, plus the questions you should be asking any developer.

DM ‘BALI’ to @diana.magnum
WhatsApp Telegram Instagram TikTok Magnum Estate
Jl. Bumbak No. 156, Kerobokan, Badung, Bali, Indonesia 80361
WhatsApp: +62 851‑9026‑8329 · Telegram: @lady_di310177
magnumestate.pro · Instagram, Threads & TikTok: @diana.magnum