North Bali
Why Invest in Buleleng, North Bali?
Discover Bali’s Untouched Paradise – A Smart Investment for the Future
Escape the overcrowded south and invest in Bali’s best-kept secret. Buleleng, located in North Bali, offers pristine nature, affordable luxury, and high investment potential with the upcoming North Bali International Airport set to boost accessibility and property values.
🏡 Lower property prices, higher value – Get more space for your investment.
🌴 Stunning natural surroundings – Beaches, mountains, and waterfalls at your doorstep.
🚀 Growing infrastructure & development – A new airport means increased demand and rising property prices.
Now is the perfect time to invest before the market takes off.
Where is Buleleng?
Buleleng is the largest province in northern Bali, stretching along the island’s entire northern coastline. It is home to Singaraja, the former capital of Bali, as well as well-known areas like Lovina Beach, Pemuteran, and Munduk. Unlike the bustling south, Buleleng offers a more relaxed atmosphere with coastal villages, lush mountains, and untouched nature.
Located approximately 70 to 90 kilometers from Ngurah Rai International Airport (Denpasar), Buleleng is accessible by car in two to three hours. The drive takes you through scenic mountain roads, passing Bedugul’s lakes, temples, and highland landscapes before descending towards the northern coast.
Why Choose Buleleng?
Bali’s South is Overcrowded – Discover the North’s Untapped Potential
While South Bali is known for its bustling tourism, traffic congestion, and rising property prices, North Bali offers a rare opportunity to invest in tranquility, nature, and long-term value.
✔ Affordable property prices: Up to 50% lower than Canggu & Ubud.
✔ Peaceful living: No over-tourism, traffic jams, or overcrowded beaches.
✔ Stunning natural beauty: Beaches, mountains, waterfalls, and lush greenery.
✔ Future growth & accessibility: The new North Bali International Airport is set to boost property demand.
As North Bali continues to grow in popularity among investors and homebuyers, now is the perfect time to secure your spot in this hidden paradise.
Accessibility & Distance from South Bali
While Buleleng is currently a longer drive from the airport, a new international airport is under development in North Bali. Once completed, it will significantly reduce travel time, making the region more accessible for both visitors and residents. This development is expected to boost tourism, improve infrastructure, and increase real estate value in the area.
Whether you’re visiting for a short stay or looking to invest in property, Buleleng’s growing appeal as a peaceful alternative to South Bali makes it an exciting location to watch.
Live in Nature, Invest in Growth
Wake up to dolphins gliding through the waves, spend your afternoon chasing waterfalls hidden deep in the jungle, and unwind in natural hot springs surrounded by lush tropical gardens. Life in Buleleng is a perfect balance of adventure and tranquility, where every day feels like a retreat into nature.
Unlike the crowded south, North Bali remains pure and untouched, offering a slower, more peaceful way of life. Whether you’re exploring Menjangan Island’s vibrant coral reefs, trekking through Munduk’s misty highlands, or simply enjoying the serenity of a secluded black sand beach, the possibilities are endless.
Here, nature is your backyard, and every moment is an opportunity to reconnect, explore, and truly live.
Legal & Tax Information for Property Buyers in Bali
Understanding property ownership laws and taxes in Bali is essential for making a secure investment. Foreign buyers often have questions about ownership structures, taxes, and residency options, and knowing the legal framework ensures a safe and profitable purchase.
When buying a villa or land in Bali, there are several costs to consider beyond the purchase price:
- Notary & Legal Fees – Typically 1–2% of the property price. This covers contract drafting, document verification, and legal compliance.
- Transfer Tax (BPHTB – Bea Perolehan Hak atas Tanah & Bangunan) – A 5% tax based on the government-appraised property value, applicable for freehold purchases.
- Land & Building Tax (PBB-P2) – A 0.5% annual tax calculated on the official land valuation (often much lower than market price).
- Lease Renewal Fees (For Leasehold Properties) – Lease extensions must be negotiated in advance to avoid price fluctuations.
- Property Management & Maintenance – If you plan to rent out your villa, budget for staff, cleaning, security, and guest services.
Our Fee: We charge a 5% service fee on the total property transaction to ensure all legal, tax, and due diligence requirements are properly handled.
Property Ownership Options for Foreigners
Foreigners cannot own freehold land (Hak Milik) in Bali, but there are several secure investment structures:
Leasehold (Hak Sewa) – The Most Common Foreign Ownership Model
- Foreigners can lease land or villas for 25 to 80 years, with renewal options.
- Lease agreements should be properly notarized to guarantee long-term security.
- Lower upfront costs compared to freehold ownership.
PT PMA (Foreign-Owned Company) – Business & Investment Ownership
- Foreigners can legally own property by setting up a foreign investment company (PT PMA).
- Allows ownership under Hak Guna Bangunan (HGB) for 30 years, extendable to 80 years.
- The best option for those looking to develop, rent, or resell properties.
Right to Use (Hak Pakai) – Limited Ownership for Foreigners
- Available for foreign residents with a KITAS visa, but restricted to government-zoned land.
- Less common and usually applies to select properties in tourist areas.
Your Questions, Answered
Investing in property in Buleleng, North Bali, is an exciting opportunity, but we understand you may have questions. Here, we address the most common concerns to help you make informed decisions.
Can Foreigners Buy Property in Bali?
Foreigners cannot directly own freehold land in Indonesia, but there are legal ways to invest in property:
- Leasehold (Hak Sewa) – A long-term lease agreement, typically ranging from 25 to 80 years, with options to renew.
- PMA Company (Hak Guna Bangunan – HGB) – Foreigners can establish a foreign-owned company (PT PMA), allowing them to hold land and properties legally.
- Right to Use (Hak Pakai) – Available in specific cases for foreign residents under government-approved zoning.
Working with a trusted legal team and notary ensures that your investment is secure and legally sound.
What Is the Process of Purchasing Land or a Villa?
The property buying process in Bali involves several key steps:
- Find the Right Property – Determine whether leasehold or a corporate structure is the best fit for your investment.
- Legal Due Diligence – A legal team will check land certificates, zoning laws, and ownership history.
- Agreement & Negotiation – Terms are finalized, and a legally binding sales agreement is drafted.
- Notary & Land Registration – The transaction is overseen by a certified notary, ensuring compliance with Indonesian property law.
- Ownership Transfer & Development – Once finalized, you can proceed with building, renting, or using the property as a residence.
The entire process typically takes between four to eight weeks, depending on the legal requirements and documentation involved.
What Are the Best Areas for Investment in Buleleng?
Buleleng offers a variety of investment opportunities, depending on your objectives:
- Coastal Areas (Lovina, Pemuteran) – Well-suited for beachfront villas, vacation rentals, and tourism-based investments.
- Highland & Jungle Retreats (Munduk, Mayong, Kayuputih) – Ideal for eco-retreats, boutique resorts, and private nature hideaways.
- Urban & Local Communities (Singaraja, Banjar) – Suitable for residential living, commercial investments, and long-term property holdings.
Each area has distinct advantages based on accessibility, infrastructure, and future growth potential
How Will the New Airport Impact Property Values?
The North Bali International Airport project is expected to significantly increase accessibility and economic activity in the region. This will lead to:
- A rise in property demand, making now an ideal time to invest before prices increase.
- Improved infrastructure, roads, and amenities, making the region more attractive for residents and investors.
- A shift in tourism growth from South Bali to North Bali, boosting the rental market and hospitality sector.
Investing before the airport is completed allows buyers to benefit from early market opportunities and long-term capital appreciation
How Is the Infrastructure in North Bali?
Buleleng is continuously improving, with:
- New roads and infrastructure projects supporting regional growth.
- Reliable internet access, making it suitable for remote work.
- Modern healthcare facilities in Singaraja.
- Well-developed expat communities and international services.
As North Bali gains more international recognition, the region will continue to develop its modern amenities while maintaining its natural charm.
Can I Rent Out My Villa in North Bali?
Yes, many investors buy villas in North Bali for holiday rentals or long-term leasing. Key factors to consider:
- Tourism permits – A Pondok Wisata license is required for short-term villa rentals.
- Management options – You can hire villa management services to handle guest bookings, maintenance, and marketing.
- High occupancy potential – Areas like Lovina and Pemuteran see steady demand for beachfront and nature retreats.
Many owners achieve strong rental yields, especially as North Bali continues to grow as a premium travel destination.
What Are the Best Locations to Buy a Villa in North Bali?
The best areas depend on your lifestyle and investment goals:
- Lovina – Best for beachfront villas and holiday rentals, with rising tourism demand.
- Munduk – Ideal for jungle retreats, mountain escapes, and eco-villa developments.
- Pemuteran – Great for diving resorts, boutique villas, and beachfront investments.
- Banjar – Known for wellness retreats and spa resorts, thanks to its natural hot springs.
- Singaraja – The largest city in North Bali, offering urban conveniences and commercial investment opportunities.
Each location has unique advantages for both residential living and rental investments.
How Much Does a Villa Cost in North Bali?
Villa prices in North Bali vary depending on the location, size, and amenities. On average:
- Beachfront villas (Lovina, Pemuteran) – Prices start from $150,000 – $600,000, depending on the size and proximity to the ocean.
- Jungle & mountain villas (Munduk, Banjar) – Expect to pay between $100,000 – $400,000 for secluded retreats with panoramic views.
- Luxury villas with premium amenities – Can range from $500,000 – $1M+, particularly those with large land plots and resort-like features.
Prices are still significantly lower than in South Bali, making Buleleng a high-potential investment area.
Need more information?
If you have specific questions about buying property in Buleleng, our team is available to provide expert guidance and investment advice. Contact us today to discuss your property options.