Finding and renting housing in Bali

How the rental market works

Most expats rent a room, apartment or villa in a tourist area. Ubud is known as the calm, rice-terrace area with yoga studios. Canggu and other coastal areas have a different, busier feel. Visit an area for a few days before you commit to a long lease.

Prices vary a lot by area, season and rental length. They are also negotiable, and listings are often in USD or IDR. I could not confirm current price ranges, so I have left out numbers. Compare at least 5–10 current listings in your chosen area. The Asia Lifestyle Magazine guide linked below has a cost overview.

Who can be the landlord, and what a lease means

• A lease (rent) does not give you ownership of the property or the land. Foreigners can hold some limited rights, but this is a separate topic from renting.
• Treat any "leasehold" sold or offered under a foreigner's personal name with caution. Advisory sources state that a foreigner cannot rent out property in Indonesia under their personal name. If someone offers you a sublease or a lease-for-resale arrangement, ask for the legal basis in writing.
• Do not sign any document you cannot read. Have it translated or reviewed by an independent notary or lawyer, not one nominated by the landlord or agent.

What to check before paying

• Who owns the property. Ask for the owner's ID and proof of the owner's right to the property (the land certificate). If you rent through an agent or a subtenant, ask for written authority from the owner.
• Contract terms. It should state the period, price, currency, payment schedule, deposit, and who pays utilities and maintenance. It should also state what happens if either side ends the contract early, and whether the price can change at renewal.
• Permitted use. Check that the property may legally be used the way you plan, for example as a long-term residence.
• Condition. Check water pressure, hot water, electricity capacity, internet speed, mould and drainage, and take dated photos at move-in.
• Payments. Pay by traceable bank transfer to an account in the owner's or company's name. Get a receipt for every payment. Avoid paying a large sum before you have seen the property in person and read the contract.

Common mistakes

• Paying the full year up front on the strength of photos alone.
• Dealing only through social-media posts or messaging groups without checking the person.
• Accepting verbal promises about repairs, furniture or deposit return that are not in the contract.
• Assuming a rental contract helps with your visa. Check your visa requirements separately with Indonesian immigration.

Before you commit

Check current prices and rules on the listing platforms and with local agents, and have the final contract reviewed by an independent lawyer.