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It’s true that the price largely determines your return on investment rate. However, there are other ways to optimise your real estate in Bali so that your expenses do not exceed your rental income, while at the same time, you don’t need to wait too long for a new tenant.   This short strategy is written in particular for Ubud properties, because properties in Ubud are in a unique position. Sure, it is 40 minutes from the nearest beach, but the market segment that rents Ubud properties care least about the shoreline. Instead, they come to Ubud for spa treatments, yoga studios, organic food, and the lush green landscape.   Remind yourself to cater to the needs of this specific market segment.   1. Competitive is not always cheaper   People who choose to spend a significant amount of time in their villas to relax, detox, and heal will not shy on paying a bit more for quality. You can still be competitive even if you’ve invested in decoration, comfortable beds and furniture, and ask a higher price than what local guest houses offer.   Even if you have bought the land cheap in the outskirts of Ubud, it’s the best decision to add value to your villa accommodation so that your tenants feel compensated for the longer distance to the town centre.   2. Cleanliness over attractiveness   Ubud’s upmarket tourists make up a significant portion of the market. Their main concern is hygiene, particularly if they find that your villa is not in the town centre.   Exceed expectations by focusing on hygiene, including adapting the bathroom and layout. Follow Western standards to be on the safe side – popular hotels do this a lot.   If you have to choose between making your villa look pretty and making it spotless clean, we suggest the latter. You would want to exceed your guests’ expectations.   Once you have made sure that your villa is well-maintained, the next step is to decorate it. Find inspiration from the villas in our catalogue: Villa Horizon, Rumah Cakralawa.   3. Advertise it!   Once you have your price and property conditions sorted out, you can advertise it with confidence. The best way to advertise is through online channels and referrals. Create a website or a special social media account to help your audience focus on your properties’ features and benefits.   If that is too much of a hassle, not to worry. You can always ask a property agent, such as Bali Coconut Living to help you.   Interested in listing your property with us? Contact us by following this link.   Bali Coconut Living is a property agent in Bali specialised in leasehold and freehold real estate. If you are a foreigner looking for a hassle-free leasehold arrangement, visit our website to learn more. Browse through our portfolio of villas and land a secure and profitable investment.

When it comes to buying villas, the first consideration anyone would make is location. What if we told you that there are high-value villas for sale without relying too much on location?   Advantage of being (slightly more) location independent   Lacking in an extensive network of public transport, almost all Balinese locals and foreigners travel by motorbike or car. Therefore, distance is not too much of a problem for most people, whether they are buyers or renters.   If you are going to have a second home in Bali, it would make a lot of sense to stay in a more quiet and peaceful area where you don’t meet a lot of tourists. Besides, the closer you live near the popular attractions, the less you will appreciate them over time. This paradox is often true!   Two high-value villas that you should check out   1. Villa Kristina   Your best value candidate, Villa Kristina, is located in Sanur. We will be honest to say that Sanur doesn’t look as brilliantly sophisticated and chic as Seminyak, but it’s anything but boring.   The villa has great access to many places of interest. To visit Seminyak, Kuta, and Jimbaran, all you have to do is to follow the Bypass westwards. This will also lead you to the Mandala toll road which gives further access to Uluwatu and Nusa Dua.   Northward, you can travel to Gianyar and Ubud, and the rest of north Bali (visit awesome places like Amed, Amlapura, and Tulamben by following Ida Bagus Mantra Road).   Villa Kristina comes with an indoor swimming pool and great kitchen space to experiment with Balinese cuisine. Note that the place is not furnished yet, but this gives you full control over what goes into your house.   2. Rumah Kelly   On the west coast of South Bali is Canggu. It can either be a seaside town or a region, depending on who you ask. For us, Canggu is a pleasant suburban landscape with beautiful rice fields that look best in the morning.   The villa itself is an attractive property to live in. The Java-Bali styled joglo is brought to life by the tough wooden material. The organic element has withstood the weather for years and will stand for years to come.   The inside is spacious, giving everyone room to breathe, unlike the type of houses with too many dividers and small rooms. As the insulation is optimal, you wouldn’t need to install air conditioning, although the house already comes with a complementary AC for your purchase.   Enjoy Rumah Kelly, a 150 square-meter house with two floors and two bedrooms.   Got any questions? Feel free to contact us   Bali Coconut Living is located in Jl. Bumbak Dauh No.89b, Kerobokan, North Kuta. Our agents are happy to show you around our properties Monday through Friday from 9 AM to 5 PM.

Purchasing a property in one of the most desired places to live is always a good idea. The property can be used as a home for your retirement, as your second home for the holidays, and even as a lucrative property business.   Like with any property purchase, you must do your due diligence research, talk to the right people, and trust only a few. Before making any purchase involving a huge amount of money, here is a reality check of what purchasing properties in Bali entails.   Land certificates - who really owns the land?   While land certifications matter for all property-related purchases, not every land certificate in Bali is up to date. There is a possibility that the landowner’s name inscribed in the certificate is no longer valid – perhaps due to death and inheritance, or unofficial selling to another owner, outside of the authorities’ knowledge.   Land law in Indonesia is straightforward, but the lack of law enforcement and people not following proper protocols for land transfers are the source of many headaches.   What to do:   When you receive information regarding the land certificate, you should ask politely how the current owner obtained the land certificate. If he or she purchased the land from someone else, try to contact the previous owner. If it is an inherited land, ask for the inheritance documentation and check with your lawyer.   At Bali Coconut Living, we always make sure that the freehold certificates certify the true owner of the land before they can list their property with us. This way, there will be no potential legal problems in the future.     Zoning - does the land lie in the correct zone for its purpose?   The building certificate (Izin Mendirikan Bangunan or IMB) is the next crucial document that determines how your property will function, and what you are allowed to build.   As urban development spreads outwards from the centre, buying property in the heart of well-established towns can get ridiculously expensive, so you will probably consider buying ones in the rural areas not too far from the main attractions.   Some of the local people have built houses on inappropriate zones, but got away with it because their family owns the land since before the government increased their efforts to enforce the zoning law.   What to do:   Check the IMB and the local zoning law. Remember, you are not allowed to build in the Green Zone (reserved for agriculture). You are not allowed to build commercial buildings such as villas, restaurants, or hotels in residential areas. In case of a mixed zone, consult with your property advisors on what you should or should not build based on unspoken cultural laws.   Go to the site – get an accurate picture of the property   What is on paper may be difficult to imagine, and sometimes untrue of the reality on the site. The site plan or aerial view map will not account for the following inconveniences: Actual land boundaries Neighbourhood access Road quality Land quality for construction Building quality Flooding or fire hazards     What to do:   Ask a property agent, such as Bali Coconut Living to help with property inspection. Done with us, this can be beneficial for you as we have done research on the property beforehand. We know the ins and outs of the property, the real owner of the property, the validity of the land certificate, and we even supervise properties that are under construction.   Do note that this is not legal advice, and you should hire a property lawyer to perform additional inquiries regarding the validity of certificates – it is normal to doubt everything! Rest assured that you have mitigated unnecessary risks by talking to our agents.

As we have mentioned numerous times before, the nominee structure as a means to obtain absolute ownership of land by a foreigner, is illegal.   However, when land ownership comes into question, and when it involves marriage between a local and a foreigner (even if the intentions are good), the law can make things complicated.   According to the Indonesian Marriage Law (1974), Article 1, mixed marriages can result in the Indonesian spouse losing his or her freehold land and the right to purchase more land under freehold title. The law’s intention is good - to prevent so-called marriages for the sake of owning land for foreigners under joint assets.   This is because of Article 35 of the same law, which states that unless stated otherwise, acquired property and other assets become joint marital property of the couple. So, if one of the spouses is a foreigner, the property cannot be counted as joint marital property, and in effect, cannot be owned by the couple.   However, this is a great disadvantage for many honest Indonesian citizens who are tied into an honest marital commitment with their non-Indonesian spouse.   To solve this problem, it is very important to form a prenuptial agreement which has the ability to separate the Indonesian citizen’s property assets from the joint asset agreement under the future marriage.   If you are recently married to a foreigner (or your spouse is Indonesian), and for some unfortunate reason, you have not been informed about Article 1 of the 1974 Marriage Law, then it is imperative you continue reading.   What is the consequence of not having set up a prenuptial agreement to separate assets? The Indonesian spouse must release their freehold property within one year of the marriage. The release can be done by selling or granting it.   If selling or granting the land is not possible, or if you or your spouse still consider buying a freehold property as a crucial part of one’s life, there is still hope. You can now make a postnuptial agreement to distinguish which asset belongs to the Indonesian spouse and is to be controlled indefinitely.   Due to the possibility of the postnuptial agreement, there has been revisions of the law that is, frankly, still unclear. Some parties have been able to own Hak Milik properties, even though one’s spouse is a foreigner. Some parties have claimed not to lose their freehold land after marrying the foreigner for many years.   The good thing about this uncertainty is that you can always hire a lawyer to clarify things for you. As a disclaimer, this article is NOT legal advice and should be taken with a grain of salt.   Bali Coconut Living is a property agent in Bali that specializes in leasehold and freehold properties. If you are a foreigner looking to find a hassle-free leasehold arrangement, visit our website to learn more. Browse through our portfolio of villas and land, for a secure and profitable investment.

Seminyak is a pleasant small town dotted with enticing restaurants, exciting beach bars, and boutique shops and spa centers. If you are a frequent visitor to Seminyak, wouldn’t it be cool to actually live in the town itself? For a month’s stay, you can opt for a comfortable, homey villa.   Knowing the Land   The town is accessible from Kuta via Sunset Road and Jl. Raya Seminyak. The town’s most popular commercial center lies around the point where the two roads meet. This is the prime location, besides the beach area.   From the north, if you are coming from Tanah Lot and Canggu, you’d be traveling via Jl. Kerobokan, which has plenty of boutique shops and restaurants lining the road. From Denpasar city, Jl. Batu Belig leads visitors to the beach. There are a plenty of beach bars at the end of this road (the beach), but less so going eastward.   Now finally, we get to the more upmarket area, which is the most popular spot after the town’s commercial center. Famous spots like the Colony Hotel, Mrs Sippy Bali, and Soham Wellness Center, all lie on Jl. Petitenget. The southern half, below Jl. Kayu Ayu, attracts even more crowds, where you will find beach clubs and elaborate restaurants to suit your taste.   Location, location, location   Choosing a villa in the town center is a better strategy than placing yourself in one of the crowded and popular places like the southern half of Seminyak. Even if you enjoy going to beach clubs, you don’t have to live next door to one.   The town center is a great place to start because it is relatively quieter, yet you can still access places of interest quickly, via the main streets.   Bali Coconut Living has a vast collection of villas for rent or sale. After much consideration, we’ve handpicked six villas that may suit your needs:   Villa Lexi This villa is within reach of La Favela and Metis, two fun and exquisite Mediterranean restaurants that are sought-after by Bali lovers. Villa Lexi lies next to Purpa Fine Art Gallery at Jl. Mertanadi.   Villa Gomez This villa is within reach of the uniquely famous WACKO Burger Cafe, Frankenstein Laboratory and BaliJoe Bar. Lapangan Banteng cultural hub is also close by. You can find this villa in Jl. Drupadi.   Flower Villa 2 At Jl. Mertapadi, right in the town center, you will find this villa within close proximity to the all-time favourite Gusto Gelato ice cream parlor, Naughty Nuri barbeque restaurant, and the healthy food restaurant, Ingka Restaurant.   Villa Pelikan 2 This villa sits right next to Dream Museum Zone Bali, one of Bali’s most creative and fun photo studios and museums that hosts incredible live optical illusions for you and your family to enjoy. It’s also close to Legian Art Shop and the very traditional morning market Pasar Pagi Desa Legian.   Villa Luke This villa is not in the town center, but it deserves some recognition. It sits very closely to the Double Six Beach, where you can access La Plancha and Champlung Bar and Restaurant at mere walking distance.   Alexandria Apartment For those who prefer living close to relaxation and rejuvenation houses, this apartment will suit you. It’s close to Jari Menari and Yoga Shala. You can also visit the local art gallery, Nyaman Galeri Art.   Visit Bali Coconut Living to browse more villas. Got any questions? Our sales team will be happy to help you find what you need among a thousand listed villas and holiday homes in our catalogue.

Bali is one of the best places in the world for retirement. It is always sunny here, with a constant 30°C climate, perfect for year-round outdoor activities. The beach is just a few minutes’ motorcycle ride, there are places to hike in the highland regions and the food tastes great with brilliant tropical flavors.   You can get all of this for only a fraction of the cost, so it’s not surprising that many people choose Bali as their retirement playground. Here are the things you need to know before retiring in Bali.   The Accommodation   Since it is not possible for foreigners to own freehold land, taking a long-term lease is the easiest solution available. It is very straightforward – you pay upfront, and get to lease the property for a long number of years.   Are you planning to spend less than 5 years in Bali, but worry that the price for short-term lease is higher than long-term lease? Don’t worry! As a general rule, leasehold properties are much cheaper when they are near their due date. You can enjoy the property for 2 to 3 more years before the leasehold certificate expires and the property reverts back to its original owner.   One of the surprising things about applying for a retirement visa (more details below) is that there is a minimum rent requirement of US$380 a month. This is to set a standard baseline of the quality of your accommodation.   As it is beneficial for the Indonesian economy, you are required to hire at least one worker – whether a gardener, a housemaid, or a driver.   The Paperwork   Finding properties for retirement is usually not so difficult. What is more challenging is to apply for the retirement visa. If you are at least 55 years old and planning to retire in Bali sometime in the future, apply now. It’s a time-consuming process that is best started once you reach the minimum age requirement.   The next few requirements are standard. To accommodate your living expenses in Bali, you need proof of health and life insurance, and proof of pension, with a lump sum of US$18,270 per year in income from savings or other sources.   Unfortunately, Bali isn’t known for large hospitals with state-of-the-art medical technology. If you have a chronic medical issue, you may need to reconsider your decision to retire in Bali.   Other Benefits   The paperwork might seem demanding, but the initial investment can have a return in the quality of life you will receive. You are eligible to open a local bank account, get a driver’s license and travel around quite easily and cheaply. You can enjoy rejuvenation centers, spa or yoga studios, join classes and do what you absolutely love, at half the price that you’re used to back home.   We recommend Villa Uma Sita as an ideal model for your retirement villa. It is located in Sanur, and is very close to Taman Inspirasi Mertasari Park, Mertasari Beach, Power of Now Oasis Yoga Retreat and Seawalker Conservation, where you can snorkel and perform sea walks!   Get Started Today   When you are set with your paperwork, Bali Coconut Living will be more than happy to greet you. We are a local business that caters to buyers and sellers of property. We also help holiday-goers find the best accommodation that fits their needs. An easy-going relaxing life is waiting for you here in Bali.

A villa is perfect accommodation for a family on holiday, because it is typically spacious and private. At best, it includes a swimming pool and is centrally located to popular spots. At worst, it’s a holiday home to share the joy of vacationing together as a family.   Checklist for A Family-Friendly Villa   When searching for family villas, you must also consider whether or not the location is family-friendly. If you have small children, it is best not to rent villas that are too close, or even directly on, the main street. Bali can be hot, so the area should have a great abundance of greenery, and not many cars passing by. Also, to avoid a lot of noise at night, it is best to find villas that are not too close to bars and big restaurants.   Villas located near the beach can be a treat for older children. Bali’s shorelines are relatively safe. You only need to make sure that your children respect the safe boundaries, and don’t swim too far out to sea. Canggu   Canggu is one of the most family-friendly places in southwestern Bali. Terraced rice fields that gently roll from Mengwi, are sought-after natural features for the location of yoga retreats and restaurants.   The roads are not too busy for families to cross safely. Even the main road, Jl Pantai Berawa, is not crowded with vehicles, so families can enjoy a healthy morning walk on most of the roads in Canggu.   On Jl. Pantai Batu Bolong, you can find Tarukan Equestrian Center where you can take your children to ride horses, and Taman Segara Madu Water Park – something you can all look forward to! For your parents, The Canggu Studio offers relaxing yoga for the elderly. Seminyak   Although Seminyak has attracted an increasing number of crowds over the years, it is a very friendly place for families. The area surrounding Seminyak Square and Seminyak Village shopping centers, has crowds that are typical when locals and foreigners congregate to find family entertainment here.   Even at night, it is unlikely to find bars with heart-pumping music and drunken people in Jl. Petitenget and Jl. Kayu Jati. In fact, most people come here to spend an evening with a positive vibe, and perhaps to try out some gelatos, like Gelato Secrets. Uluwatu   Uluwatu is the destination for cultural lovers and surfers. While the area is not as developed as Kuta or Seminyak, it attracts a different, calmer crowd altogether. You might not see a great collection of bars and fancy restaurants, but this location is just perfect if you want to settle down in a quiet villa with nothing but a brilliant view of the sunset from the famous Uluwatu clifftops. Jimbaran   There is a good reason why the Intercontinental Resort was built in this area. The quiet atmosphere, coupled with a beautiful beach, is exactly what you need for precious shared moments at a family barbeque, with swimming by the sea.   If there is one place closely associated with family gathering, it’s seafood restaurant. Especially in Asian cultures, seafood restaurants are known to be a hub for family gatherings. Jimbaran has an abundance of these, so you always have many options to choose from.   Bali Coconut Living is a property agent in Bali that specializes in leasehold and freehold properties. If you are a foreigner looking for a hassle-free leasehold arrangement, visit our website to learn more. Browse through our portfolio of villas and land, for a secure and profitable investment.

Wouldn’t it be wonderful to be able to call Bali your forever home? Bali receives millions of visitors a year including expats and travelers who fell in love with Bali and wish to move to the island permanently. Considering the exchange rates, living in Bali would be considered relatively cheap. This means many expats and foreigners wishing to purchase land and property in Bali should be able to do so easily… Unfortunately, owning assets in Indonesia, if you aren’t Indonesian, is almost impossible – don’t let anyone else tell you otherwise. If you were looking at buying land to build your dream Bali property on, there are a few real estate and ownership options that you must know before you embark on a new and exciting journey of being a homeowner in Bali. Firstly, it is important to understand that there are different titles for both land and property in Bali and each title connotes a different meaning. The “freehold” title or “Hak Milik” means that only Indonesian citizens can hold this title. If you’re a foreigner and you’re tempting to hold a freehold land, it will automatically be deemed void, and therefore, the land will automatically belong to the government. A secondary title, known as “Right of Use” or “Hak Pakai” is the best option for a foreigner. With a built-in extension of 25 years, the title comes with renewal after 20 years with only a small tax implication. In addition, there is no mention anywhere in Indonesian law that these extensions or renewals cannot be continued as long as it is done on state-owned land. Some restrictions to this title would include the size of land and property and that you must hold a valid permit to stay in Indonesia such as a KITAP or a KITAS. The third title is a commercial title; “Hak Guna Bangunan”, which means “right to build”. This title is compulsory for both foreign and Indonesian companies buying, selling, or managing villas for commercial purposes. The good news is that there are no restrictions for a foreign PT PMA owning such a company 100% as long as it is a 4-star and up. Now that you’ve got your land titles all sorted out, you must obtain your accommodation license and Ijin Mendirikan Bangunan (IMB). All of this can be very confusing and stressful – the Indonesian property landscape is known to be a maze of red tape and bureaucracy, which are all in the Indonesian language. Some foreigners prefer to take the easy way out; they use the name of an Indonesian citizen to purchase the land and to build the villa. This may sound like a great option, but this will pose tons of problems for you in the future when it comes to taxes and reports. You’ll run into even more problems if the person you’re dealing with is untrustworthy. One of the very best and safest ways is to use the services of a trusted and credible third party. Bali Coconut Living has years of experience in this sector with hundreds of happy customers and an abundance of positive reviews. With experienced consultants helping you every step of the way, you won’t ever have to worry about property laws, paperwork, bureaucracy or getting scammed. Get started today!

For those of you who have the freedom, its no doubt that Bali is an excellent idea for a long term stay! It serves you with a highly affordable lifestyle, great spicy food, and the kindest people you will meet. Bali has a large expat community in Canggu, Ubud and Uluwatu. If your priority is to live close to the beach for a sunset view, then Canggu should be your base, or if you want an afforable lifestyle adorned with pure Balinese culture and lifestyle, then Ubud should be your choice of stay. Getting a Local Sim Card The quickest option is to purchase a sim card directly in the airport, even though its a little pricy – it’s easy to register and will allwo you to immediately get online. Other options are getting them in major tourist towns such as Kuta, Canggu or Ubud. Telkomsel is the most popular data company, with the best signal in Bali as well as afforable data rates. If you don’t purchase your sim card at the airport the best option is to go directly to a Telkomsel outlet as you are required to register your sim card before activation in Indonesia. Getting A Scooter Getting your own mode of transportation is a must when it comes to a long term stay in Bali. If you have a bike license and are confident riding a scooter this is the most common mode of transportation on the island. Since scooters are the most effective way of transportation, there are many dealers on the island for purchase or rental. Food and Health Bali will spoil you with restaurants and cafes with a choice of local Balinese to western cuisines. If you get sick with the infamous ‘’Bali Belly’’ there are many excellent resources for a quick recovery, Drs who speak English and good health care facilities. Coworking Spaces Keep in mind that you might need a co-working space if you are planning to settle down in Bali, the island is becoming one of the main hubs in Asia for digital nomads. Make Bali your home! Contact Bali Coconut Living for long term villa rentals in Bali which offer you properties from the best and safest locations in the island to choose from.