House in Balian

🇮🇩 Balian, Bali houses — beachfront and surf-access properties with village and jungle retreats

Balian on Bali’s west coast is a compact surf village with growing appeal for buyers who want a quiet beach lifestyle, strong vacation rental potential, and lower entry prices than the southern hotspots. Located in Tabanan Regency, Balian combines a productive agricultural hinterland, a reliable surf season, and improving road access from Denpasar and Ngurah Rai International Airport, which is approximately 1.5–2.5 hours by car depending on traffic. Demand for a House in Balian is driven by international surfers, long-stay holidaymakers, expatriates seeking a second home, and investors targeting villa rentals that benefit from year-round surf tourism and quieter, more affordable beachfront than Canggu or Seminyak.

🌍 Characteristics of Balian and factors shaping demand for a House in Balian

Balian is situated along a long west-facing beach and is part of Tabanan Regency, bordered by villages such as Medewi, Kerambitan, and the Tanah Lot area to the south. The coastline and nearby rice terraces create a mixed land use: small-scale fishing, rice farming, and low-rise tourism facilities. This geography produces a market dominated by low-rise villas, family homes, and plot purchases rather than high-density apartments.
Climate is tropical with a distinct wet and dry season, which concentrates tourism into the dry months but still allows steady domestic surf visitors year-round. Reliable surf breaks at Balian Beach and Medewi create a steady stream of seasonal holiday bookings that raise short-term rental yields for a House in Balian.
Transport infrastructure is improving: national road upgrades and private investments have shortened travel times to the south. The road network links Balian to Tabanan town and the Tanah Lot temple circuit, which enhances tourist circulation and raises demand for houses close to surf breaks and local services.

💶 How much House costs in Balian

Local price dynamics are markedly lower than Bali’s southern corridor but vary sharply by proximity to the beach and road access. Entry-level houses and simple wooden bungalows on land plots start from USD 70,000–120,000. Mid-range villas with 2–3 bedrooms on secure plots commonly sell for USD 200,000–450,000. Prime beachfront or fully finished premium villas range from USD 600,000 up to USD 1.5 million depending on land size and fixtures. Typical price per square meter on built houses ranges from USD 800–2,500 per sqm.
Market movement shows steady appreciation driven by scarcity of beachfront land and rising tourist interest in quieter surf destinations. Short-term rental yields for well-managed villas in Balian typically fall in the gross 5–8% range, with net yields depending heavily on professional management and occupancy seasonality.
Buyers should expect additional transaction costs of approximately 2–6% (notary, registration, administrative) plus a land transfer tax commonly applied at around 5% of the transaction value in many regencies, and ongoing annual property tax (PBB) typically low at 0.1–0.3% of assessed value.

🎯 Which district of Balian to choose for buying House in Balian

Balian village center

• Advantages: immediate beach access and surf break proximity, highest short-term rental demand, small cafés and surf schools nearby.
• Typical prices: USD 200,000–800,000 for finished villas, small houses from USD 80,000.
• Buyer profile: vacation owners and holiday rental investors. Medewi and surrounding coastal belts
• Advantages: long reef breaks attracting surfers, quieter infrastructure, larger land plots available, solid mid-range rental demand.
• Typical prices: USD 120,000–450,000 for houses and villas.
• Buyer profile: lifestyle buyers and mid-tier investors. Kerambitan and Selemadeg hinterland
• Advantages: rice-terrace views, lower land prices, better road links to Tabanan town, suitable for family homes and agrarian retreats.
• Typical prices: USD 70,000–250,000 for houses and land parcels.
• Buyer profile: long-term relocators, families, buyers seeking larger plots.

🏗️ Leading developers and projects near Balian where House is represented

Large national developers that have active projects or portfolio presence across Bali’s residential market include:

• Ciputra Group
• Agung Podomoro Group
• Sinar Mas Land
• Lippo Group These groups typically focus on larger mixed-use and resort projects in Bali’s main corridors; however, the Balian market is mainly supplied by local villa developers, bespoke builders, and boutique project managers.
  Notable localized villa collections and managed rental operators found in West Bali and nearby zones include small boutique labels and operators managing clusters of surf villas in Medewi and Balian; buyers will often work with established local builders and specialized villa management firms to secure construction quality and rental operations.
  Payment terms and completion vary: many local developers offer staged payment plans with progress-linked draws, while completed resale houses are usually sold ready-to-rent or renovated by private owners and agencies handling marketing to international surf markets.

🏦 Mortgage and installment conditions for foreigners buying House in Balian

Access to traditional mortgages for foreigners in Indonesia is limited. Local banks rarely provide retail mortgages to non-resident individuals without Indonesian citizenship or permanent residency, and those that do typically require:

• Down payments of 30–50%
• Interest rates in the Indonesian market band of approximately 7–12% APR
• Loan tenors usually shorter for non-residents, commonly 5–15 years Developer installment plans are the typical financing route for foreigners buying a House in Balian:
• Common developer plans: 12–36 months with staged payments
• Extended plans: some developers offer bespoke 36–60 month schedules for off-plan projects
• Deposit amounts: reservation deposits often range from IDR 50–200 million (approx USD 3,000–13,000) depending on the project and price tier Foreign buyers often use a combination of cash, developer instalments, and finance from overseas institutions or home-country loans to complete purchases.

🧭 Step-by-step process of buying House in Balian

Selection and reservation

• View properties in person or via trusted local agents, sign a reservation agreement and pay a deposit (commonly IDR 50–200 million). Due diligence and contract
• Engage a notary/PPAT and lawyer to confirm land certificate type (Hak Milik, Hak Guna Bangunan, Hak Pakai), verify boundaries, and check tax history and encumbrances.
• The sales contract (AJB for transfer) is prepared by the notary; foreign buyers must ensure the correct legal vehicle (Hak Pakai, lease, or PMA structure) is used. Payment and registration
• Complete payments according to the contract; the notary registers the transfer at the BPN land office and issues the new certificate or updates the usage right.
• Mandatory costs include notary fees, administrative charges, BPHTB transfer tax estimated at around 5%, and possible developer levies. Timelines
• Resale deals with cleared title and funds can finalize in 4–8 weeks; off-plan or development purchases depend on construction schedules and may take 6–24 months.

⚖️ Legal specifics of owning House in Balian

Ownership titles and foreigners

• Foreign nationals cannot directly hold Hak Milik (freehold). Common legal frameworks include Hak Pakai (right to use) or acquisitions via a PMA (foreign-owned company) that can hold HGB (Hak Guna Bangunan) for structures.
  Rental rules and taxes
• Rental of property is permissible under the correct title and tax registration. Rental income is taxable; the seller and buyer are also subject to transaction taxes. Annual property tax (PBB) is generally low, often 0.1–0.3% of assessed value. Transfer taxes and notary charges add to transaction costs.
  Residence and citizenship through property
• Purchase of a House in Balian does not automatically grant a residence permit or citizenship. Indonesia does not provide direct citizenship through real estate investment. Foreigners can pursue a KITAS or investor KITAS via company investment structures, which require meeting capital thresholds and separate immigration procedures.

🎯 Which buyer profiles suit buying House in Balian

Living and relocation

• Buyers seeking quieter family living near rice terraces and surf will find Kerambitan and Selemadeg attractive, with larger plots and calmer community life.
  Seasonal and second home
• Surfers and holidaymakers targeting immediate beach access prefer Balian village and Medewi; typical purchase here is a 2–3 bedroom villa or compact beachfront house.
  Investment and rental
• Investors focused on short-term rentals will prioritize Balian village and Medewi because of surf-driven occupancy; expected gross yields around 5–8% for professionally managed properties.
  Premium segment and legacy purchases
• Premium beachfront villas for high-net-worth purchasers appear less frequently and command USD 600,000+, attractive for long-stay renters and private ownership.

Balian’s appeal in the broader Indonesian market remains anchored to restricted beachfront supply, growing domestic tourism beyond the southern peninsula, and improving regional infrastructure, all of which underpin stable demand for houses and villas. The combination of affordable entry-level pricing, surf-driven rental demand, and clear legal pathways for foreign use (Hak Pakai or PMA arrangements) keeps Balian on the radar for buy house in Balian searches, investment in house in Balian planning, and buyers looking for second home house in Balian or relocation to Balian and purchase of house, with prospective market momentum as Bali’s coastal diversification continues to attract domestic and international interest.