House in Amed

🇮🇩 Amed, Bali houses: coastal plots, sunrise views, land size, zoning and access

Amed on Bali’s eastern shore is a compact coastal cluster of fishing villages that has quietly become one of the island’s most reliable markets for houses. Known for black-sand bays, clear snorkeling waters and a relaxed lifestyle, Amed attracts buyers seeking long-term rental income, a second home, or a relocation base with lower entry prices than South Bali. The market structure is dominated by small villa projects, family houses, and boutique guesthouses, and demand is driven by diving tourism, long-stay visitors, and an increasing number of international buyers looking for value and lifestyle.

💶 How much House costs in Amed

Amed’s pricing is substantially lower than southern Bali hotspots while offering attractive rental yields for small-scale investors. Typical market values depend on location, sea access and construction quality. Average prices for houses in Amed range from approximately USD 50,000 to USD 1,200,000, with most transactions clustering in the mid-range.

• Prices by district (typical transaction ranges)
  • Jemeluk: USD 120,000–450,000 for ocean-view houses and villas.
  • Lipah: USD 80,000–300,000 for renovated family homes and small villas.
  • Bunutan (inland): USD 50,000–150,000 for simple houses on larger plots.
  • Selang / Amed Village: USD 90,000–350,000 for properties close to beaches and dive sites.
• Prices by property category
  • Simple 1–2 bedroom house: USD 50,000–120,000, often 60–120 sqm built on plots of 200–600 sqm.
  • 3–4 bedroom villa with pool: USD 180,000–600,000, typical built area 120–300 sqm.
  • Oceanfront/ premium villa: USD 400,000–1,200,000, prime view plots and higher construction standards.

Market dynamics show steady interest in resale houses and boutique new developments. Resale house in Amed inventory moves faster when houses have proven rental history or legal clarity on land title.

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

Choosing the right district depends on purpose: rental, lifestyle or long-term appreciation. Jemeluk and Lipah command premiums for tourism-related rentals, while Bunutan and surrounding inland areas offer more land for lower prices.

• Key districts and advantages
  • Jemeluk: High rental demand due to snorkeling sites and sunset views; strong appeal to divers and couples; higher nightly rates for holiday rentals.
  • Lipah: Balanced between local life and tourist amenities; easier road access; good value for 2–3 bedroom houses.
  • Selang / Amed Village: Central services, markets and warungs; ideal for relocation and everyday living with short distances to dive centers.
  • Bunutan (inland): Larger plots at lower cost; better suitability for family houses or small agricultural plots.
• Practical considerations for buyers
  • Proximity to dive sites increases nightly rates by 20–40 percent compared with inland properties.
  • Road access and parking are decisive for longer-term rentals and resale liquidity.
  • Utilities and internet quality vary by micro-location and influence long-term tenant appeal.

🏘️ Characteristics of Amed and factors influencing the purchase of house in Amed

Amed is a linear coastal settlement with volcanic black sand beaches and a coastline punctuated by small bays. The climate is tropical with a pronounced wet season and a dry season that supports year-round tourism. Geography and limited flat land close to the shore create a market where sea-view plots and beach access hold a price premium.

• Infrastructure and transport
  • Nearest major airport is in Denpasar, reachable by road in approximately 3.5–4 hours, which affects tourist length of stay and buyer profiles.
  • Local infrastructure includes dive centers, small clinics, a market in Amed village, and regular boat and fishing activity.
  • Road improvements over the years have improved accessibility but narrow coastal roads limit large-scale development.
• Lifestyle and market structure
  • Lifestyle centers on diving, yoga, local gastronomy and slow-paced living, attracting long-stay travelers and retirees.
  • Housing stock is dominated by low-rise villas, family houses and boutique guesthouses rather than high-rise developments.
  • Demand is shaped by diving seasonality, with occupancy spikes in peak months delivering higher short-term yields.

💼 Economy of Amed and impact on the House market in Amed

Amed’s economy is tourism-led with supplementary income from fishing, small-scale agriculture and local services. The commercial base is dominated by dive shops, homestays, restaurants and guest services, which supports a year-round rental market for houses tailored to travelers and long-stay visitors.

• Economic drivers and rental performance
  • Diving and snorkeling tourism drive bookings for houses close to popular reefs and bays.
  • Average nightly rates for private villas typically range USD 60–200 depending on facilities and season, supporting gross rental yields of 4–8 percent for well-managed properties.
  • Occupancy for best-located houses can reach 60–80 percent in peak months and stabilizes at 35–50 percent annually with good marketing.
• Tax and business environment
  • Local business environment favors small-scale operators; informal rental operators are widespread and professional management increases returns.
  • Tax burden for property transactions and annual obligations exists but remains moderate compared with many Western markets, affecting net returns and investor calculations.

🏢 Leading developers and projects offering house in Amed

Large national developers are less active in Amed; most supply comes from boutique developers, local builders and Bali-focused agencies that package villas for investors. Prominent agencies and brokers operating across Bali who list and manage Amed properties include Ray White Bali, Exotiq Property Bali, Seven Stones Indonesia, Paradise Property Bali, and local villa management companies such as Elite Havens for higher-end rentals.

• Typical developer and project characteristics
  • Boutique villa clusters in Jemeluk and Lipah, often 4–12 units, with shared design language and private pools.
  • Local builders offering custom-built houses on purchased plots with staggered payments and construction supervision.
  • Broker-led projects that include management and rental placement packages for investors.
• Payment and delivery norms
  • Developer installment plan in Amed often requires a 20–30 percent deposit with staged payments aligned to construction milestones.
  • Completion for small villa projects typically takes 6–18 months from ground-breaking to handover.
  • Management and marketing packages for investors are commonly offered by agencies to secure rental cashflow from day one.

🏦 Mortgage and installment conditions for foreigners in Amed

Financing options for foreigners in Indonesia are limited compared with local citizens. Local commercial banks generally prioritize Indonesian nationals, but foreigners with residency documents or a local PT PMA company may secure financing under stricter conditions.

• Typical financing patterns
  • Mortgage in Indonesia for foreigners is possible in select cases with banks such as BCA or Bank Mandiri, often requiring a 20–40 percent down payment and higher interest rates than for locals.
  • Interest rates available to foreigners typically range from 6–12 percent depending on profile and tenure.
  • Loan tenors for foreign borrowers are commonly shorter, often 5–15 years, compared with longer options for nationals.
• Developer and seller financing
  • Developer installment plan in Amed is a common alternative and may include interest-free periods up to 12 months and staged payments up to 36 months.
  • Leasehold structures reduce bank appetite for lending; many buyers use cash or offshore mortgages from home-country lenders.
  • Documentation typically required includes passport, proof of funds, KITAS or local company documents, and clear land title arrangements.

📝 Process of buying house in Amed step by step

Buying a house in Amed follows a sequence of site selection, reservation, due diligence, contract execution and land registration. Working with a local notary (PPAT) and a reputable agent speeds the process and reduces legal risk.

• Typical buying steps
  • Selection and reservation with a written reservation fee that secures the property for a short due diligence period.
  • Due diligence including land certificate checks at the National Land Agency (BPN), verifying seller identity and encumbrances, and confirming building permits where relevant.
  • Contract and payment: signing a sale-purchase agreement (Akta Jual Beli) through a notary and arranging bank transfers, escrow or staged developer payments.
• Mandatory costs and timelines
  • Mandatory costs often include BPHTB (transfer tax) around 5 percent, notary fees 0.5–2 percent, and registration fees; seller may be liable for final income tax commonly a small percentage under local rules.
  • Typical timeline from reservation to registration ranges from 4–12 weeks for straightforward transactions, longer if title conversion or corporate structures are used.
  • Role of notary: the PPAT finalizes the deed, verifies titles and registers the transfer with BPN.

⚖️ Legal aspects of owning house in Amed and rights for foreigners

Legal clarity around land titles and ownership form is crucial. Indonesian law reserves full freehold title (Hak Milik) to Indonesian citizens. Foreigners commonly purchase via Hak Pakai, leasehold agreements, or through a local PT PMA for commercial ownership.

• Ownership forms and implications
  • Hak Pakai (Right to Use) is the most common route for individual foreigners and typically grants use rights for a fixed period with renewal options.
  • Leasehold contracts commonly start at 25–30 years with renewal options, and investors often secure longer effective terms through extensions.
  • PMA structures allow foreign entities to hold property for business use but require compliance with investment regulations.
• Residency and citizenship
  • Buying property in Amed does not automatically grant a residence permit or citizenship.
  • Residence permits are obtained via employment, retirement visas, investor visas or other immigration pathways independent of property acquisition.
  • Citizenship is not achievable through property investment alone under Indonesian law.

🛖 Which purposes suit buying house in Amed

Amed suits a variety of buyer profiles, from lifestyle purchasers to small-scale investors. Match between purpose and location maximizes returns and personal satisfaction.

• Purpose-driven recommendations
  • Long-term investment and rental: Buy near Jemeluk or Lipah; expected rental yield 4–8 percent with professional management.
  • Second home or seasonal residence: Choose Selang for services and convenience or beachfront Jemeluk for views and water access.
  • Relocation and family living: Inland Bunutan provides larger plots and quieter neighborhoods with lower purchase prices.
  • Premium segment and boutique hospitality: Small oceanfront villas near Jemeluk present premium nightly rates and branding potential.
• Typical property types by purpose
  • Short-stay rentals: 2–3 bedroom villas with pool and easy beach access.
  • Long-stay / relocation: Simple detached houses with reliable water, electricity and space for staff.
  • Investment houses: Properties with a proven booking history and transparent title are favored for resale and ROI calculations.

Amed’s house market combines lifestyle demand, tourism-driven cashflow and relative affordability compared with southern Bali, creating opportunities for diverse buyer profiles. Prospects across Indonesia continue to draw attention as infrastructure improves, niche coastal locations like Amed gain clearer legal and management solutions, and investor interest shifts toward sustainable, small-scale projects that balance returns with local integration.