Frequently Asked Questions About Buying in Sanur

Before the final deed, a buyer signs a PPJB: a preliminary agreement, drawn up once due diligence is done, fixing the price and the payment schedule ahead of the Akta Jual Beli, per Lawzana's legal checklist for foreign buyers.

Yes, on state land: an initial 30 years, a 20-year extension and a 30-year renewal reach 80 years total under PP 18/2021, as summarised by Lex Regis, well past the 60-year ceiling that applies on Hak Milik-derived land.

Yes. Hak Pakai requires an active KITAS or KITAP at purchase, and the Second Home Visa, reported to need proof of funds around IDR 2 billion per Propertia, is one route that grants exactly that stay permit before you buy.

Yes. New apartment and condo product is emerging alongside the ICON Bali mall and hospital-led development, a more urban option than the villa-and-land product typical of Badung's coastal desa, per Magnum Estate's 2026 market read.

Yes. Denpasar's Perwali No. 39/2025 declared a low emission zone across Sanur Kaja, Sanur Kauh and two customary villages, launched 21 February 2026 with electric shuttles, upgraded footpaths and drainage, per Denpasar Kota.

No, not as a foreign owner. Pondok Wisata is restricted to Indonesian citizens and cooperatives, per Bali Property Rules, so a foreign-owned rental has to run through a PT PMA under the villa accommodation code instead.

Kompas Travel reported in May 2026 that Airbnb, Traveloka, Agoda, Trip.com and Booking.com sit among nine platforms checking licences. Each verifies a listing's NIB and matches its KBLI code to the government's OSS records, pulling anything that fails.

Not necessarily. Renon sits in the same Denpasar Selatan planning area but is built out as the provincial government seat around Niti Mandala, per Denpasar's culture office, so its plots need their own zoning check.

BPHTB, the duty on acquiring a title such as HGB or Hak Pakai, is charged at 5% of the transaction value under national rules, per Bapenda Jakarta. A private Hak Sewa lease is not liable, since it is not a registered right.

Yes. PBB, the yearly land and building tax, sits under a national ceiling of 0.5% of assessed value, per Klikpajak, but the working rate and threshold are fixed locally, so what Denpasar charges will not match every other regency.

The USD/IDR rate stood at roughly 17,600 on 8 September 2026, per Trading Economics, after trading between about 16,675 and 17,889 across 2026 so far. Budget a range, not a single fixed number.

Bali recorded 6.95 million foreign arrivals in 2025, up 9.72% on 2024, per BPS data reported by Antara News. That growth underpins the long-stay tenant demand this market's rental case leans on.

An off-plan purchase is usually billed against construction milestones instead of settled in one payment, with the last instalment falling due at handover. Have every milestone and its trigger set out in the sale agreement before any money moves.

Find your own. An independent PPAT or notary works for you, not the seller, and runs the title and encumbrance checks on that basis, per Sevenstones Indonesia. A notary the seller recommends has no such obligation.

Free zone check. Send a pin, a screenshot, or just the road name. Usually answered same day.

There is no fee at any point in that exchange, and no obligation to buy anything through us afterwards.

Nothing to you as a buyer on a sourcing deal. We are paid by the sell side, standard practice here, and we will tell you which side we are on before you ask.

Every figure on this site is a projection, labelled as one. This business has not banked a full year of its own booking data yet, so read each number as a planning input rather than a promise of what your villa will make.

No. We source and check zoning; we do not build, manage or live in Sanur's villages, so no claim on this site rests on hands-on experience running a property here ourselves.