Flat in Tanjung-Benoa

🇮🇩 Tanjung-Benoa flats — beachfront condos, water-sport access, leasehold vs freehold

Tanjung-Benoa combines calm coastal living with robust tourist infrastructure, making it a targeted market for buyers who want a holiday home, relocation base, or investment-grade flat. The area’s beaches, marina facilities and proximity to the Nusa Dua tourism complex shape both price levels and rental demand, with clear segmentation between branded serviced residences near the beach and mid-market low-rise flats inland.

💶 How much Flat costs in Tanjung-Benoa

Prices for a flat in Tanjung-Benoa vary by proximity to the beach, developer brand and whether the unit is new or resale. Coastal and resort-adjacent units command premium per-square-metre rates compared with inland neighborhoods that serve longer-term rental markets and staff housing.

• Price ranges by district (per sqm):
  • Tanjung-Benoa coastal strip: IDR 30–60 million / sqm (USD ~2,000–4,000 / sqm).
  • Benoa Harbour / Marina area: IDR 35–70 million / sqm (USD ~2,300–4,700 / sqm).
  • Nusa Dua fringe (Sawangan / Mengiat): IDR 25–50 million / sqm (USD ~1,600–3,300 / sqm).
  • South Kuta inland: IDR 15–30 million / sqm (USD ~1,000–2,000 / sqm).

Typical unit benchmarks for flats in Tanjung-Benoa:

• Studio 30–45 sqm: IDR 1.0–2.7 billion (USD ~70k–180k).
• 1-bedroom 45–70 sqm: IDR 1.5–4.2 billion (USD ~100k–290k).
• 2-bedroom 80–120 sqm: IDR 2.4–7.2 billion (USD ~160k–500k).

Market dynamics show a steady premium for branded and beachfront inventory, while resale flat in Tanjung-Benoa often trades at 5–15% discount compared with new developments, depending on fit-out and lease status.

🎯 Which district of Tanjung-Benoa to choose for buying flat in Tanjung-Benoa

Tanjung-Benoa itself is ideal for short-stay holiday rentals and buyers wanting immediate beach access. Units here attract tourists for water sports and beachfront dining, producing higher occupancy for short-term listings.

• Tanjung-Benoa coastal strip: Close to water-sports operators and restaurants; best for short-term holiday rental strategies and branded serviced residences.
• Benoa Harbour / Marina: Attractive for higher-end buyers seeking marina views and yacht access; stronger capital appreciation and premium rental rates.
• Nusa Dua fringe (Sawangan, Mengiat): Balanced between family-oriented vacationers and expatriates; greater demand for 1–2 year leases and relocation buyers.
• South Kuta inland: Affordability and stable long-term rental demand from staff and long-stay guests; lower purchase prices and acceptable yields for longer tenures.

Each area is supported by distinct infrastructure advantages: the Bali Collection retail complex and Nusa Dua Convention Center serve the Nusa Dua fringe, while Benoa Harbour and nearby restaurants drive demand along the Tanjung-Benoa seaside.

🏗️ Leading developers and projects in Tanjung-Benoa

Major hospitality brands and public development zones shape the inventory of flats and serviced apartments in Tanjung-Benoa. Buyers will find a mix of hotel-branded residences and locally developed low-rise apartment blocks.

• Key names and projects active in and around Tanjung-Benoa:
  • Bali Tourism Development Corporation (BTDC) — manager of the Nusa Dua tourism complex that sets land-use and infrastructure standards affecting nearby Tanjung-Benoa.
  • Conrad Bali (Nusa Dua) — international hotel offering serviced accommodation formats that influence branded-residence pricing nearby.
  • Sofitel Bali Nusa Dua Beach Resort and The Westin Nusa Dua — hotel operators with branded accommodation models that raise premium expectations for adjacent flats.
  • Grand Mirage Resort & Thalasso Bali (Tanjung-Benoa) — long-standing resort anchoring beachfront demand and creating spillover for resale flats.

Developers and operators commonly present:

• Resale flat in Tanjung-Benoa tied to hotel operations, occasionally offering management and rental programs.
• New developments in Tanjung-Benoa delivered as low- to mid-rise buildings with serviced-apartment facilities such as pools, housekeeping, and on-site reception.

Payment terms with these developers typically range from cash to staged developer installment plans with structured progress payments during construction.

💼 Economy and tourist flows shaping demand for flat in Tanjung-Benoa

Tanjung-Benoa sits within the Nusa Dua tourism corridor and benefits from both domestic and international leisure travel. The presence of cruise calls at Benoa Harbour, convention traffic at the Nusa Dua Convention Center and resort demand ensures a steady stream of short-term guests.

• Tourism drivers:
  • Benoa Harbour cruise and yacht activity supporting higher occupancy for beachfront flats.
  • Nusa Dua Convention Center events creating mid-term corporate stays.
  • Water-sports operators and beach attractions delivering consistent day-trip traffic to Tanjung-Benoa.

Economic factors affecting liquidity:

• Tourist-driven seasonal peaks lift average occupancy for short-term rentals to 60–75% in peak months in prime locations.
• Local employment in hospitality contributes to stable long-term rental segments for staff housing and expatriate families.
• Taxation and business permitting for rental operators influence net yield, while growing infrastructure (toll road links and airport access) supports capital appreciation.

Projected rental yield patterns for an investment flat in Tanjung-Benoa are commonly gross 6–8% for short-term furnished units and 4–6% for long-term leases, depending on location and management.

🧾 Mortgage and installment conditions for foreigners in Tanjung-Benoa

Financing a flat in Tanjung-Benoa as a foreigner is possible but more restricted than for Indonesian citizens. Banks and developers offer different pathways, and the most common are bank mortgages for foreigners with residency or developer installment plans.

• Bank mortgage features (typical):

  • Lenders: Bank Central Asia (BCA), Bank Mandiri, BNI, BRI occasionally provide mortgages to foreigners with valid KITAS/KITAP or corporate structures.
  • Down payment: 30–50% of purchase price is standard.
  • Tenors: 5–15 years depending on lender and borrower residency status.
  • Interest rates: floating, typically 8–12% nominal, influenced by domestic policy rates.

• Developer installment plan features:

  • Common structures: reservation deposit, staged progress payments, and an option for interest-free installments up to 12–36 months for early buyers.
  • Some developers offer rent-back programs guaranteeing rental income for 1–3 years for investors.
  • Installment flexibility: Payment schedules frequently include 20–30% down and balance during construction or upon handover.

Buyers seeking a mortgage in Indonesia for foreigners should prepare corporate documentation for PT PMA structures if preferring freehold-like control, or be ready to use Hak Pakai/lease structures supported by developer warranties.

⚖️ Legal process of buying flat in Tanjung-Benoa

A transparent purchase process reduces risk and helps foreign buyers manage timing and costs. The standard sequence involves reservation, due diligence, contractual stages and registration with Indonesian authorities.

• Step-by-step purchase flow:

  1. Selection and reservation: Place reservation deposit (commonly IDR 10–50 million) and sign a reservation form.
  2. Due diligence: Verify land title status, strata certificates, developer licenses and existing management agreements.
  3. Preliminary contract (PPJB): Pay agreed down payment and formalize the sale schedule with a notary.
  4. Final deed (AJB): Notary prepares the Akta Jual Beli; buyer completes payment.
  5. Registration (BPN): Transfer of certificate and strata title registration with the Land Office; issuance of Hak Pakai or HGB where applicable.

• Mandatory costs and timelines:

  • Acquisition tax (BPHTB): typically 5% of the transaction value minus exemptions.
  • VAT: 10% may apply on new developments sold by developers.
  • Notary and registration fees: usually 1–2% of transaction.
  • Registration and certificate transfer typically take several weeks to a few months after the AJB is executed.

A qualified notary and local legal counsel are essential to confirm that titles are clean, any strata rules permit foreign ownership and that developer promises are contractually binding.

🔐 Legal ownership, residence permit and taxes on flat in Tanjung-Benoa

Legal structures for foreign ownership shape rights and exit strategies. Understanding Indonesian title types and tax obligations is essential for a secure purchase.

• Ownership forms for foreigners:

  • Hak Pakai (Right to Use): The standard title mechanism allowing a foreign national to hold an apartment for a set period, commonly initially 25 years with possible extensions.
  • Lease agreements: Long-term leases up to 25–99 years are common for flats and are transferable when properly registered.
  • Corporate ownership (PT PMA): A foreign-owned company can hold HGB (Right to Build) and operate units commercially, subject to Indonesian investment regulations.

• Residence permit and citizenship:

  • Purchasing property does not automatically grant a residence permit or citizenship in Indonesia.
  • Residency through investment requires separate immigration pathways and minimum capital thresholds that are administered via the immigration and investment authorities.
  • Citizenship through real estate investment is not available in Indonesia.

• Taxes and ongoing obligations:

  • BPHTB acquisition tax ~5%, VAT 10% on new sales, notary fees 1–2%, and annual PBB (land and building tax) which is generally well under 0.5% of assessed value.
  • Rental income is subject to income tax and possible withholding for non-resident entities; tax compliance is essential for legal operation of short-term rentals.

🏡 Which purposes suit buying flat in Tanjung-Benoa

Tanjung-Benoa accommodates a range of buyer goals: vacation home, relocation base, full-time residence, rental investment or premium lifestyle purchase.

• Living and relocation:

  • Areas: Nusa Dua fringe and Sawangan suit families and long-stay expatriates due to schools, supermarkets and quieter beaches.
  • Typical property: 1–2 bedroom flats with monthly or annual leases, easy access to international schools and medical facilities.

• Seasonal residence and holiday rental:

  • Areas: Tanjung-Benoa coastal strip and Benoa Marina are best for short-term furnished flats because of direct beach access and water-sport demand.
  • Typical property: studio and 1-bedroom serviced flats marketed on short-stay platforms; supported by hotel management or local property managers.

• Investment and premium segment:

  • Areas: Benoa Harbour and branded residences adjacent to Nusa Dua offer higher capital appreciation potential and premium rental rates.
  • Typical property: branded serviced apartments or waterfront units with professional management yielding gross returns of roughly 6–8% in active seasons and potential capital growth above average.

Investors focused on ROI on flat in Tanjung-Benoa should factor in management fees, occupancy seasonality and compliance with local rental regulations when calculating net yield.

Tanjung-Benoa’s market sits within a broader Indonesian coastal property story where tourism-driven micro-markets continue to attract capital. Demand for carefully selected flats near infrastructure hubs such as Benoa Harbour and the Nusa Dua corridor points to steady liquidity for well-priced units, and buyers who align purchase structure, title type and management strategy typically capture both rental income and medium-term capital appreciation across Bali’s resort enclaves.