Excel Real Estate Bali

Excel Real Estate Bali Excel Real Estate Bali are made up of a team of dedicated professionals that over the last +17 years

How much does it cost to buy a villa in Bali in 2026?It's one of the most common questions we receive from buyers. Here'...
11/07/2026

How much does it cost to buy a villa in Bali in 2026?

It's one of the most common questions we receive from buyers. Here's an honest breakdown based on what we see in the market every day.

🏡 Leasehold
Leasehold villas start from around USD 120,000. Mid-range properties typically fall between USD 200,000 and USD 350,000, depending on size, location, and remaining lease term.

🏡 Freehold
Freehold villas start from around USD 300,000, with the market median sitting at approximately USD 430,000. Pricing varies depending on size, location, and build quality.

💰 Don't overlook acquisition costs
Budget an additional 8 to 12% above the purchase price for taxes, notary fees, legal costs, and agent commissions.

What area or budget are you working with? Drop it in the comments or send us a message.

https://excelbali.com/bali-property-investment-tips-mistakes-foreigners/

08/07/2026

🌊 Last chance to enquire about this extraordinary estate.

ECV-122 has been one of our most viewed listings of 2026 — and it remains available for the right buyer.

2.23 hectares of absolute oceanfront land on the East Coast of Bali. 270 metres of direct ocean frontage. Panoramic views across the Lombok Straits to Nusa Lembongan and Nusa Penida. A 2,063m² freehold estate with 5 ensuite bedrooms, 25m lap pool, commercial kitchen, staff quarters, and 3-car garage.

This is the kind of property that simply does not come to market twice.

✔️ 5 ensuite bedrooms
✔️ 25m lap pool and tropical gardens
✔️ Commercial kitchen
✔️ Staff quarters and 3-car garage
✔️ 66,000W power with backup generator
✔️ Freehold ownership title
✔️ 35 minutes to Sanur, 1 hour to the airport

💰 IDR 110,000,000,000
🔖 Ref: ECV-122

https://excelbali.com/property/exquisite-iconic-waterfront-masterpiece-estate-on-the-east-coast-of-bali/

Contact Siska: +62 815-5749-228

Price Reduced | Brand New 5-Bedroom Freehold Villa — Ubud, BaliA rare opportunity to own a prestigious brand-new freehol...
07/07/2026

Price Reduced | Brand New 5-Bedroom Freehold Villa — Ubud, Bali

A rare opportunity to own a prestigious brand-new freehold villa in the peaceful eastern area of Ubud — now available at a significantly reduced price.

Built in 2025 with exceptional craftsmanship, this 5-bedroom estate sits on 600m² of land in Pejeng, east Ubud, just 11 minutes from the centre. The rooftop garden overlooks lush rice fields and Mount Agung, while the open-plan living and dining areas are flooded with natural light. Premium finishes throughout including marble floors, teakwood, and natural stone.

Available as freehold or 30-year leasehold.

✔️ 5 bedrooms | 4 bathrooms
✔️ 430m² build | 600m² land
✔️ 8x4m swimming pool
✔️ Rooftop garden with rice field and Mount Agung views
✔️ 2-car driveway
✔️ Modern fully equipped kitchen
✔️ Marble floors, teakwood and natural stone finishes
✔️ Large landscaped garden
✔️ Built 2025

📍 Pejeng, East Ubud
💰 Freehold: IDR 8,900,000,000
💰 Leasehold 30yr: IDR 8,000,000,000
🔖 Ref: UDV-650

👉 https://excelbali.com/property/brand-new-villa-for-sale-ubud-prestigious-freehold-luxury-estate/

Contact Siska: +62 815-5749-228

🌿 New Listing | Luxurious 4-Bedroom Designer Villa — Pererenan, BaliPererenan continues to attract serious buyers lookin...
07/07/2026

🌿 New Listing | Luxurious 4-Bedroom Designer Villa — Pererenan, Bali

Pererenan continues to attract serious buyers looking for the Canggu lifestyle without the saturation — and this villa is exactly why.

Built in 2022 to a high specification, this beautifully designed 4-bedroom villa features stunning bi-fold doors that open the living space to a private pool and tropical garden, a traditional pagoda, and designer interiors throughout. At 481m² of build on 500m² of land, it offers generous space in a boutique format.

✔️ 4 bedrooms | 4 bathrooms
✔️ 481m² build | 500m² land
✔️ Private pool and tropical garden
✔️ Pagoda in the garden
✔️ Bi-fold doors throughout
✔️ Designer interiors
✔️ Built 2022
✔️ Leasehold until November 2050

📍 Pererenan, Bali
💰 USD 660,000
🔖 Ref: CUV-235

👉 https://excelbali.com/property/luxurious-4-bedroom-villa-in-pererenan/

Contact Siska: +62 815-5749-228

🌿 New Listing | Luxurious 4-Bedroom Designer Villa - Pererenan, BaliPererenan continues to attract serious buyers lookin...
06/07/2026

🌿 New Listing | Luxurious 4-Bedroom Designer Villa - Pererenan, Bali

Pererenan continues to attract serious buyers looking for the Canggu lifestyle without the saturation — and this villa is exactly why.

Built in 2022 to a high specification, this beautifully designed 4-bedroom villa features stunning bi-fold doors that open the living space to a private pool and tropical garden, a traditional pagoda, and designer interiors throughout. At 481m² of build on 500m² of land, it offers generous space in a boutique format.

✔️ 4 bedrooms | 4 bathrooms
✔️ 481m² build | 500m² land
✔️ Private pool and tropical garden
✔️ Pagoda in the garden
✔️ Bi-fold doors throughout
✔️ Designer interiors
✔️ Built 2022
✔️ Leasehold until November 2050

📍 Pererenan, Bali
💰 USD 660,000
🔖 Ref: CUV-235

👉 https://excelbali.com/property/luxurious-4-bedroom-villa-in-pererenan/

Contact Siska: +62 815-5749-228

One of the most common questions we get: Is it worth investing in a leasehold property in Bali?The honest answer is yes,...
04/07/2026

One of the most common questions we get: Is it worth investing in a leasehold property in Bali?

The honest answer is yes, but only if you go in with the right information. Leasehold is the most common ownership structure for foreign buyers in Bali, and when done correctly, it can be an excellent investment. When done without proper due diligence, it can be a costly mistake.

Swipe through our latest carousel to understand exactly what leasehold means, what the risks are, and how to protect yourself.

Full guide on our website: https://excelbali.com/bali-property-investment-tips-mistakes-foreigners/

Have questions? Drop them in the comments.

02/07/2026

Jungle. Rice fields. Koi pond. Infinity pool.

This is Ubud living at its finest — and the price has just been reduced.

A stunning 4-bedroom leasehold villa on the outskirts of Mas village, just 10 minutes from downtown Ubud. Built in 2022 to North American standards, this property blends modern architecture with traditional teak interiors and an extraordinary natural setting.

🏡 4 bedrooms | 6 bathrooms
🌊 Infinity saltwater pool
🌿 2,223m² total land including terraced jungle and rice field views
🐟 Koi pond with waterfall at entrance
🚗 Large lockable garage
📋 Leasehold until 2051
💰 USD 639,000 🔥 Reduced from USD 649,000
🔖 Ref: UDV-215

DM us or contact Siska: +62 815-5749-228

One of the most important steps when buying property in Bali is verifying the land title,and it's something many foreign...
29/06/2026

One of the most important steps when buying property in Bali is verifying the land title,and it's something many foreign buyers skip or rush through.

Here's exactly how to do it properly.

📌 Step 1: Request the original certificate
Ask the seller for the original land certificate (SHM, HGB, or Hak Pakai). Never accept a photocopy as proof.

📌 Step 2: Check the certificate at BPN
Take the certificate to the local BPN (Badan Pertanahan Nasional) office to verify it is genuine, active, and matches the land being sold.

📌 Step 3: Confirm the owner's identity
Verify that the name on the certificate matches the seller's ID (KTP). Any discrepancy is a red flag.

📌 Step 4: Check for encumbrances
Ask BPN to confirm there are no mortgages, disputes, liens, or legal blocks on the title.

📌 Step 5: Verify zoning with KKPR
Confirm the land zoning through a KKPR (Kesesuaian Kegiatan Pemanfaatan Ruang) check. Zoning determines what can legally be built on the land.

📌 Step 6: Engage a notary (PPAT)
A licensed notary will conduct a full title search and prepare the legally binding transfer documents.

Have questions about any of these steps? Drop them in the comments or send us a message.

https://excelbali.com/bali-property-investment-tips-mistakes-foreigners/

🌊 New Listing | Iconic Designer Villa — Candi Dasa, East BaliIf you're looking for something truly special in Bali — thi...
26/06/2026

🌊 New Listing | Iconic Designer Villa — Candi Dasa, East Bali

If you're looking for something truly special in Bali — this is it.

This iconic 3-bedroom designer villa in Candi Dasa has been featured in the book '21st Century Beach Houses' and it's easy to see why. Built in 2008 and set on the Candi Dasa coastline with direct private beach access and uninterrupted views to Nusa Lembongan and Nusa Penida, this property is one of East Bali's finest.

✔️ 3 ensuite bedrooms + 2-bedroom guesthouse
✔️ Panoramic ocean views from living, dining and master
✔️ Direct private beach access from the garden
✔️ Private pool and tropical garden
✔️ Fully equipped kitchen
✔️ Private garage, staff quarters, backup generator
✔️ Freehold ownership title
✔️ Walking distance to shops, restaurants and town

📍 Candi Dasa, East Bali
💰 USD 1,950,000
🔖 Ref: ECV-103

👉 https://excelbali.com/property/unique-designer-3-bedroom-villa-with-outstanding-panoramic-views/

Contact Siska: +62 815-5749-228

We've been in the Bali property market for over 20 years. And in that time, we've seen the same mistakes made by foreign...
24/06/2026

We've been in the Bali property market for over 20 years. And in that time, we've seen the same mistakes made by foreign buyers again and again.

Most of them are completely avoidable — if you know what to look for.

❌ Mistake 1: Using a nominee structure
A nominee arrangement (where an Indonesian citizen holds the title on your behalf) is not legally protected. If things go wrong, you have no recourse. Stick to legal ownership structures like leasehold, Hak Pakai, or HGB via PT PMA.

❌ Mistake 2: Not budgeting for the true acquisition cost
The purchase price is just the start. Budget an additional 8 to 12% for taxes, notary fees, legal costs, and agent commissions.

❌ Mistake 3: Skipping due diligence
Always verify: land certificate, zoning (KKPR), building permit (PBG), occupancy certificate (SLF), and 5 years of tax records.

❌ Mistake 4: Buying off-plan without checking the developer
A polished render is not a guarantee. Verify permits are in place and research the developer's track record before paying a deposit.

❌ Mistake 5: Not building the right team
You need an independent notary, a property lawyer, a licensed agent, and a reputable property manager. Don't cut corners.

Have questions about any of these? Drop them in the comments.

https://excelbali.com/bali-property-investment-tips-mistakes-foreigners/

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