Investing in Nusa Dua: Yields, Appreciation & Ownership
Who can buy, how ownership works, and the taxes and duties for buying property in Nusa Dua.
Who can buy in Nusa Dua
Indonesian land law reserves Hak Milik (freehold) for Indonesian citizens. Foreigners can hold Hak Pakai (right to use, up to 80 years residential), Hak Sewa (lease, 20-25 years), or Hak Guna Bangunan via a PT PMA company (80 years). Commonly applies in Bali and other provinces.
| Buyer | Permitted | Tenure | Conditions |
|---|---|---|---|
| Indonesian Citizen | Yes | Freehold (Hak Milik) | UnrestrictedApproval: BPN registration |
| Foreign National (residential) | Conditional | Hak Pakai | Right to use: 30 + 20 + 30 years up to 80 totalApproval: BPN registration |
| Foreign National (lease) | Yes | Leasehold (Hak Sewa) | 20-25 years renewable by agreementApproval: Notary agreement |
| PT PMA Company | Yes | HGB (Right to Build) | Up to 80 years via foreign-owned companyApproval: BKPM + BPN |
Indonesia rule, applies in Nusa Dua.
Stamp duty and registration in Bali
When acquiring property in Bali, buyers are subject to a Property Transfer Tax (Bea Perolehan Hak atas Tanah dan Bangunan/BPHTB).
| Property value | Stamp duty | Registration |
|---|---|---|
| Any | 5% (BPHTB) | Estimated 2-3% (notary fees, agent commissions) |
Bali rule, applies in Nusa Dua.
Capital gains on a sale
In Indonesia, capital gains from the sale of land and buildings are subject to a final income tax.
| Holding period | Classification | Tax rate | Indexation |
|---|---|---|---|
| Any | Sale of Land and Buildings (Resident/Non-Resident) | 2.5% of transaction value | No |
| Any | Sale of Indonesian Assets (Foreigners, if no tax treaty) | 5% of gross proceeds | No |
Indonesia rule, applies in Nusa Dua.
Always consult a licensed real estate attorney before purchase. Rules change; verify current law. Always confirm with a qualified tax professional. Rules change; verify with a professional before you transact.
Frequently asked questions about Nusa Dua
With conditions. Right to use: 30 + 20 + 30 years up to 80 total
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