Buying a Villa in Bali? Read this before you sign.
The 4 foreign-ownership pathways. The Bali fee stack the brochures skip. The Australian buyer overlay agency guides leave out. $49 instant PDF. No email gate.
Price in USD · local tax added at checkout (e.g. 10% AU GST)
Buying more than one market? All four playbooks — $99 →
The Receipts
What this Playbook is built on.
// Deal Walkouts
3 composite Bali walkouts: Canggu Airbnb, Pererenan off-plan, Sanur Hak Pakai. Every Rupiah modeled.
Inside the PlaybookPathways Mapped
4
Hak Pakai / Lease / PMA / Nominee
Pages
73
All Math Written Out
The Deliverable
What’s in the $49 Playbook.
8 sections. 73 pages. Every formula written out. Built for Australian foreign buyers underwriting a Bali villa.
The 4 foreign-ownership pathways. Hak Pakai, Leasehold, PT PMA, Nominee — what each grants, what each costs, where each fails.
The 5-step Bali framework. Pull, purge, deduct, overlay, score. 500+ listings down to 1–2.
The Bali fee stack. Staff, banjar, PBB, utilities, refurb, OTAs. Same Canggu villa, Airbnb mode vs long-lease.
The legal traps. Hak Pakai expiry, lease no-extension, nominee failures, off-plan abandonment, title-chain fraud. Seven exit triggers.
3 live deal walkouts. Canggu, Pererenan off-plan, Sanur Hak Pakai. Two kills. One close. Every step shown.
The Australian overlay. FIRB, CGT cost-base, ATO foreign-source, treaty credits, AUD/IDR on a 25-year hold.
The Numbers
The Bali Villa Net Yield Math.
The brochure quotes gross. The bank account pays net. The fee stack is where the gap lives.
// The deduction stack · numbers worked twice in the PDF
PDF works the stack twice on the same AUD 490K Canggu villa — Airbnb vs long-lease.
// Three questions you’re already asking
Read this before you click.
Is this AI-generated?
No. 18 months of fieldwork, 1,000+ listings underwritten. AI cannot stand in a Bali notaris office.
Not in Bali yet?
Framework is region-agnostic. Step 04 covers Seminyak, Canggu, Pererenan, Ubud, Uluwatu, Sanur, Jimbaran.
What qualifies you?
Independent researcher. No commission, no affiliate, no developer pay. The PDF is the only thing I sell.
// Ladder Up
Want me to apply this to your shortlist?
Playbook = framework. Custom Report = framework worked on your specific villas, your budget, every fee modeled.
See a Sample Report — $499The Bali Villa Buyer's Playbook
52 pages. 8 sections. Every formula written out. The 4 pathways, the fee stack, the legal traps, 3 walkouts, the AU overlay.
// Instant PDF · 7-Day Guarantee · USD price · + local tax (e.g. 10% AU GST)
FAQ
Other questions
Why $49 when free agency guides exist?
Free agency guides are written by people on 5% commission on the listing they recommend. The math an agent loses on is the math you keep. On a Rp 5B villa, the deduction matrix is worth orders of magnitude more than $49. Founders pricing while the catalogue is still small.
I’m Australian — does this cover FIRB, CGT, AUD/IDR?
Yes. Section 7 is the Australian overlay: FIRB applicability, AUSTRAC IFTI threshold, ATO 50% CGT discount, Australia–Indonesia tax treaty, AUD/IDR exposure on a long hold.
What if I’m on KITAS?
Hak Pakai requires a valid KITAS or KITAP. Section 1 walks the 4 pathways (Hak Pakai, Leasehold, PT PMA, Nominee) and which fits which status. Hak Pakai explainer →
Is this legal advice?
No. Independent research only. Engage a licensed local notaris and your accountant before any closing.