Flat in Amed

🇮🇩 Amed, Bali coastal flats: seafront apartments, Mount Agung views and ownership factors

Amed on Bali’s eastern shore is a small coastal cluster of villages that attracts divers, long-stay travelers, and buyers seeking quiet coastal living with clear east-facing sunrises. The market for a Flat in Amed is compact and specialist: properties are typically low-rise, often converted villas or small apartment blocks, and demand is concentrated among foreigners seeking holiday rentals, expatriate residents, and local professionals. Amed’s proximity to Amlapura (capital of Karangasem Regency) and access by the main east Bali road shape both price and occupancy patterns.

💶 How much Flat costs in Amed

Buying a Flat in Amed is materially cheaper than south Bali but varies by village, sea view and project status. Typical price bands for flats and small apartment-style units are:

• Jemeluk / Amed Beach (seafront): USD 80,000–200,000 for 30–80 sqm units; prices here are 20–30% higher than inland villages.
• Lipah / Selang (near dive sites): USD 60,000–140,000 for 25–70 sqm, strong short-term rental potential.
• Bunutan / Aas (inland / quieter): USD 40,000–90,000 for 25–60 sqm, better value for long-term tenants.

Developments vs resale:

• New developments in Amed: Typically priced USD 1,200–2,200 per sqm, often sold with furniture packages and short-term rental management options.
• Resale flat in Amed: Often USD 800–1,500 per sqm, with negotiation room depending on island-style maintenance and title clarity.

Market dynamics and size:

• Average price of flat in Amed sits around USD 1,300 per sqm for mid-range units.
• Rental yield of flat in Amed for short-term holiday lets can reach 6–9% gross in prime bays; long-term rentals yield 4–5% gross.
• ROI on flat in Amed will depend on seasonality and management, with curated short-stay units outperforming generic listings.

🎯 Which district of Amed to choose for buying flat in Amed

Amed is a string of villages rather than distinct urban districts; choose by lifestyle and rental profile. Jemeluk and Amed Beach are the most internationally recognised, while Lipah and Selang have strong diving access.

• Jemeluk: Best for holiday rental demand and sea views; infrastructure includes dive shops, restaurants and a daily local market.
• Lipah: Strong for snorkeling access and quieter beaches; easier land parcels and marginally lower prices.
• Bunutan and Aas: Better for long-term living, family relocation and lower purchase budgets.

Advantages by location:

• Jemeluk: High footfall, walkable amenities, premium pricing.
• Lipah: Good diving access, steady tourist flow, mid-range prices.
• Bunutan / Aas: Local schools and community services, best value for residents.

Practical buying considerations for each:

• Transport and access: Main east Bali road provides regular shuttle services; private transfers to Denpasar airport take around 2–3 hours.
• Utilities: Water supply in coastal villages can be seasonal; many developers include water storage and solar options in new developments.
• Connectivity: 4G coverage is standard in main villages; fiber is sporadic and usually in larger guesthouse hubs.

🏙️ Characteristics of Amed and factors influencing purchase of flat in Amed

Amed sits along a volcanic coastline, sheltered bays and black-sand beaches created by Mount Agung’s eruptions. The climate is tropical with a defined wet season, which affects construction and rental seasonality.

• Geography and lifestyle shape product types: low-rise, open-plan flats that emphasise sea views and natural ventilation are most common.
• Infrastructure is village-scale: primary clinics, dive operators, small grocery stores, and public transport to Amlapura and Karangasem Regency headquarters.
• Transport links include the main east Bali road and regular shuttle minibuses to Denpasar; private car ownership remains common among expatriates.

How these features drive demand:

• Tourist flows to dive sites create high demand for holiday-oriented flats near Jemeluk and Lipah.
• Local workforce and small-business employees generate steady long-term rental demand in Bunutan.
• Lifestyle buyers prefer walkable locations with cafés, restaurants and proximity to dive operations.

Housing market structure:

• Supply is mainly small-scale developers and converted traditional houses.
• Demand segments include holiday investors, retirees, remote workers, and local professionals.
• Title patterns are mixed: leasehold (Hak Sewa/Hak Pakai) and developer HGB structures are common for flats.

📈 Economy of Amed and impact on the flat market in Amed

Amed’s economy rests on tourism, fishing and small-scale agriculture. Dive tourism is the key driver: daily visitors to dive operators and guesthouses keep occupancy rates high in peak months.

• Tourist numbers in dive-focused villages support short-term rental seasons with occupancy spikes up to 70–85% during high season in prime properties.
• Local business activity includes dive schools, restaurants, boat operators and construction for hospitality, which underpins service jobs and long-term housing demand.

Tax and liquidity implications:

• Property taxes on flat in Indonesia include BPHTB (transfer tax) and annual PBB, which are relatively low compared with many countries; total transactional costs typically add 5–8% of the sale price.
• Liquidity is moderate: niche market size means resale can take longer than in Denpasar or Seminyak, but well-located flats near dive sites sell faster.

How economy affects investment:

• Investment in flat in Amed benefits from relatively low entry prices and rising demand for authentic, coastal experiences.
• Fluctuations in international tourism can affect short-term returns, so a mix of holiday and long-term rental strategies improves resilience.

🏗️ Leading developers and projects offering flat in Amed

Most flats in Amed come from local developers and Bali-focused agencies rather than national high-rise builders. Sales and management are often handled by established Bali agencies.

• Agencies and brokers active in Amed market include Ray White Bali, Exotiq Property, and LJ Hooker Indonesia for marketing and resale listings.
• Local builders and contractors produce small blocks and apartment-style compounds, often sold with rental management by local operators.

Representative on-the-ground projects and accommodations that demonstrate product types:

• Jeeva Amed (resort) demonstrates premium coastal development standards and influences nearby residential pricing.
• Amed Beach Resort & Spa and converted villa compounds set standards for serviced flats and managed rentals in the area.
• Small-scale complexes marketed by Bali agencies typically offer studios 25–40 sqm and one-bedroom flats 45–75 sqm, often sold fully furnished.

Payment and delivery features:

• New developments typically include fitted kitchens, AC and furniture packages, and may offer introductory rental management.
• Completion levels: many projects deliver full turnkey units; completion timelines for new builds often range from 6 to 18 months depending on scale.

💳 Mortgage and installment conditions for foreigners buying flat in Amed

Mortgage conditions for foreigners in Indonesia are constrained and vary by bank and status. Local banks like Bank Mandiri, BNI, and CIMB Niaga can offer finance to foreigners with residency documentation, although terms are stricter.

• Typical down payments for foreigners are 20–30% of purchase price; loan-to-value rarely exceeds 70–80% for approved applicants.
• Interest rates for residential mortgages in Indonesia commonly range from fixed introductory rates around 6–9% to floating rates that adjust with BI rate movements.

Developer installment plans:

• Developer installment plan in Amed structures commonly include 10–30% down and staged payments over 6–24 months with zero to low developer interest, or longer structured plans tied to construction milestones.
• Instalment features often include staged payments: booking deposit, contractual down payment, construction-stage payments, and final handover payment.

Bank and legal requirements:

• Banks require passports, proof of income or company statements, residency documents (KITAS preferred) and clear legal title documentation for the collateral.
• Many foreign buyers use leasehold (Hak Sewa) or a local PT structure to increase financing options. Speak to banks and a notary early to understand eligibility for Mortgage in Indonesia for foreigners.

🧭 Step-by-step process of buying flat in Amed

Selection and reservation:

• Search listings with local agencies or developers and inspect units; reservations often require a non-refundable deposit ranging USD 500–5,000. Due diligence and contract stage:
• Engage a local notary/PPAT to verify land certificates (HGB, Hak Pakai), zoning and developer permits.
• Check certificates at the National Land Agency (BPN) and review building permits (IMB) where applicable.

Payment, registration and costs:

• Sign an Akta Jual Beli (deed of sale) in the notary’s office; payment flows per contract and developer schedules.
• Mandatory transaction costs usually include:
  • BPHTB (transfer tax) ~5% of taxable sale value,
  • Notary and registration fees 1–2%,
  • Agent commissions 2–3% if applicable.
• Registration at BPN finalises the transfer; timeline from reservation to registered title can be 4–12 weeks depending on complexity.

⚖️ Legal aspects of owning flat in Amed

Title frameworks and ownership rights:

• Foreigners cannot obtain Hak Milik (freehold); common approaches are Hak Pakai (right to use), leasehold arrangements or ownership via an Indonesian PT PMA for investment structures.
• All contracts should be notarised and registered with BPN to ensure enforceability.

Taxes, permits and rental rules:

• Annual property tax (PBB) is modest; rental income is subject to income tax and must be declared. Non-resident rental income reporting is required.
• Short-term rentals must comply with local regulations and, in some cases, hotel or homestay licences may be required for consistent short-stay operations.

Residence and citizenship through property:

• Purchasing a flat in Amed does not automatically grant residency or citizenship. Residence permits such as KITAS (investor or work) require separate investment or employment criteria.
• Citizenship through real estate investment is not available; naturalisation follows national legal pathways that are independent of property purchase.

🧳 For whom buying flat in Amed is suitable and which areas match each purpose

Living and relocation:

• Bunutan / Aas are best for families and relocation due to quieter streets and community services. Flats here typically offer 45–75 sqm layouts suitable for permanent living. Second home and seasonal residence:
• Jemeluk and Lipah are ideal for owners seeking a second home close to dive sites and cafés; small studios and one-bed flats of 25–50 sqm work well. Rental and investment:
• Investors focused on short-term rental should prioritise sea-view units in Jemeluk to maximise nightly rates. For stable long-term rental, choose inland villages with lower management overhead.

Premium and family purchases:

• Premium properties are limited but present near established resorts; buyers seeking higher-end finishes should target developments offering concierge and rental management.

Amed’s market fits buyers seeking lifestyle, steady tourist-driven cashflows and lower entry prices compared with southern Bali. Purchase strategies that combine holiday rental and long-term lease options often produce stronger resilience against seasonality.

Amed’s unique blend of dive tourism, modest infrastructure investment and low barrier to entry keeps it attractive for targeted investors and lifestyle buyers, and trends across Bali suggest steady interest in coastal villages as tourists diversify beyond the main southern hubs, supporting the prospects for flats in Amed and Indonesia’s broader coastal property market.