Send me the deal
before you sign it.
What a certificate actually gives you. What you can legally build and rent on the land. What a deal returns once every real cost is counted.
Eyes on the ground in Bali. Message me before you sign anything.
Start here
Put the deal through this before you believe the yield.
Advertised Bali yields are gross, before platform commission, the 10% PB1, management, staff, refurbishment and tax. On a lease there is one more deduction nobody shows you: the premium, amortised over the years you actually get. Change any figure and every number and chart below updates.
Do you get your money back?
Cumulative position across the term. You start at minus your capital, and the line is where you stand each year. Anything below zero at the end is a loss, whatever the yield said.
Where a year of revenue goes
The advertised yield is the whole bar. What reaches you is the last segment.
What the right itself is worth
A time-limited right depreciates towards its residual as the clock runs down. This is the cost nobody puts in the projection, and on a lease it ends at zero.
Start here
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Where should you stay in Bali?
Nine areas, what each one is actually like, who it suits and who it ruins. Picking wrong is the most common reason a first trip disappoints.
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Where should you actually buy in Bali?
Canggu for liquidity, Uluwatu for upside, Sanur and Ubud for value. What each area costs and what it costs you.
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What is Nusa Penida like to visit?
The most dramatic coastline in the region, an island of bad roads and cliff staircases, and a day trip that half the people who do it regret rushing.
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Can a foreigner own property in Bali?
Not freehold. But three legal structures exist, and one of them puts a certificate in your own name.
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What do Bali's zoning colours mean, and how do you check properly?
Pink lets you rent. Yellow does not. Green gets demolished. Check it yourself before you pay anything.
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How do you invest in Bali property?
You cannot own land. You can still hold a legal, income-producing asset. The order you do things in decides whether it works.
I'm Kai.
I advise on property in Bali, and I'm on the ground here. This site exists because the honest answers to these questions are not what gets published. The market runs on optimism, and buyers find out afterwards. Everything here carries the regulation it comes from and the date I last checked it.
If you're looking at something specific, send it to me. I'll tell you what I'd check first.
@balioffscript
Want me to find you the right one?
Tell me what you are looking for and I will come back to you personally. Four questions, about ten seconds, then it opens straight into my WhatsApp.
Kai, Bali property adviser