House in Tanjung-Benoa

🇮🇩 Tanjung-Benoa, Bali house market: beachfront locations, ownership, price ranges

Tanjung-Benoa is one of Bali’s most pragmatic choices for buying house — a compact coastal strip on the Benoa peninsula that combines year-round tourism, sea-front lifestyle and easy access to Nusa Dua and Ngurah Rai International Airport. The area’s beaches, water-sport marinas and proximity to the Nusa Dua resort district shape demand for villas and family houses alike. Buyers see Tanjung-Benoa as a hybrid market: owners enjoy residential comfort while short-term rental demand keeps liquidity high for investment house in Tanjung-Benoa.

🌍 Characteristics of Tanjung-Benoa and factors influencing buying house in Tanjung-Benoa

Tanjung-Benoa sits within South Kuta (Kecamatan Kuta Selatan), Badung Regency, forming the northern edge of the Nusa Dua peninsula. The area is flat, coastal and increasingly urbanized; road access links directly to Jalan By Pass Ngurah Rai, making the centre of Denpasar and the airport typically 15 km or a 20–30 minute drive depending on traffic. Proximity to key infrastructure is a primary factor for buyers considering buy house in Tanjung-Benoa.

Tanjung-Benoa’s climate is tropical with predictable wet and dry seasons; average temperatures range around 26–30°C, which supports a year-round short-stay rental market. The strip’s core economic drivers are tourism and marine activities — water sports operators, dive centres and small hotels concentrate demand for houses converted into villa rentals, while family buyers target quieter hinterland streets for permanent residence.

Tanjung-Benoa’s housing market structure is mixed: small-scale traditional kampung houses, modern family houses, gated-villa compounds and resort-managed villas. This diversity shapes buyer profiles — private buyers seeking relocation prefer residential pockets inland, while investors chase beachfront and near-beach villas for seasonal rental yield. The result is steady demand for both resale house in Tanjung-Benoa and new developments in Tanjung-Benoa.

💼 Economy and tourism impact on House in Tanjung-Benoa

Tourism is the dominant economic engine influencing the house market. South Bali consistently attracts the bulk of visitor nights; Tanjung-Benoa’s water-sport operators and marina services feed high short-term rental occupancy, especially among families and water-sports tourists. Demand from holidaymakers keeps rental yield of house in Tanjung-Benoa stronger than inland provincial averages.

Commercial activity in Tanjung-Benoa includes hospitality, leisure and small retail. Local employment from hotels, dive centres and restaurants supports year-round local tenants for mid-market houses. Public and private infrastructure projects — including the Benoa Harbour improvements led by port operator PT Pelabuhan Indonesia III (Pelindo III) and tourism management by ITDC (Indonesia Tourism Development Corporation) in nearby Nusa Dua — improve long-term liquidity for investment house in Tanjung-Benoa.

Tax and business regimes are friendly to hospitality operators but standard for Indonesia: corporate tax rules apply to rental businesses and VAT applies to new developments sold by developers. For investors analyzing ROI on house in Tanjung-Benoa, operating costs, platform fees for short-term rentals and local licensing are the main variables that affect net yield and resale liquidity.

💶 How much House costs in Tanjung-Benoa

House prices vary by proximity to the beach, plot size and finish level. Typical price tiers for houses and villas in Tanjung-Benoa are:

• Near-beach villas and beachfront houses: USD 700,000 – 3,500,000 depending on land size and private beach access.
• Family houses (3–4 bedrooms) within 5–10 minutes of the beach: USD 350,000 – 900,000.
• Compact 2-bedroom houses and small cottages: USD 120,000 – 300,000.
• Land price per square metre ranges from USD 400 – 2,500/m² depending on location; built property rates average USD 1,200 – 3,000/m² in prime pockets.

Market dynamics show steady interest in both resale house in Tanjung-Benoa and new developments in Tanjung-Benoa. Sales velocity is highest for well-priced 2–3 bedroom villas aimed at holiday rentals; luxury beachfront houses trade slower but hold value when professionally managed.

Prices by category and micro-area:

• Near-beach / beachfront: USD 1M+ for premium houses.
• Inland family residential streets: USD 250k–700k.
• Land plots 200–500 m² for villa projects: USD 80k–400k.

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

Choice of district depends on purpose — rental, relocation or long-term capital growth. Key localities and why they matter:

• Tanjung Benoa Beachfront: Best for high short-term rental demand and sea views; expect premium pricing and strong occupancy from water-sport tourists.
• Benoa (north of the strip): Close to the Benoa Harbour masterplan and marina access points; suited to buyers focused on boating and upscale rental markets.
• Hinterland / Jalan Raya Tanjung Benoa: More affordable family houses, easier parking and quieter streets; attractive to relocation buyers and long-term tenants.

Advantages by district:

• Tanjung Benoa Beachfront: high occupancy, premium nightly rates, proximity to Grand Mirage Resort & Thalasso Bali.
• Benoa harbour area: marina access, future infrastructure upside from Pelindo III masterplans.
• Inland/residential area: lower entry price, stable long-term tenants, easier permit compliance.

🏗️ Developers and projects in Tanjung-Benoa

Developers and local operators active in the Benoa peninsula and South Bali market shape inventory for new developments in Tanjung-Benoa:

• ITDC (Indonesia Tourism Development Corporation): manages integrated resort zones in Nusa Dua and influences infrastructure in adjacent Benoa.
• PT Pelabuhan Indonesia III (Pelindo III): lead on Benoa Harbour upgrades and marina-related projects that support coastal property values.
• Local and regional developers and agencies active in villa sales and management: Ray White Bali, Harcourts Bali, Exotiq Property and boutique developers focused on villa compounds.

Representative projects and formats:

• Resort-managed villas and condo-style serviced units near Nusa Dua are often sold with management programs and rental pools.
• Small gated-villa compounds (20–60 units) with shared pool and management are common new developments in Tanjung-Benoa.
• Individual luxury beachfront houses and conversion projects near Grand Mirage and the main beach strip address premium demand.

Developers’ typical terms: staged payments with 10–30% down payment and developer installment plans for the balance, often with 12–36 months schedules or managed rental purchase options.

🧾 Mortgage and installment for buying house in Tanjung-Benoa

Mortgage availability for foreigners in Indonesia is limited but possible under conditions. Key points for prospective buyers:

• Local bank mortgages for foreigners typically require residency (KITAS/KITAP), an Indonesian guarantor or local company structure (PMA). LTV is conservative, often 50–70% for qualified applicants. Interest rates for mortgage products in Indonesia typically range between 8–12% per annum depending on the borrower profile and loan term.
• Developer installment plan in Tanjung-Benoa is common: developers offer in-house installments interest-free for short terms (12–36 months) with an initial deposit 10–30% and staged draws during construction.
• International purchasers often use overseas mortgages, personal cash, or structure acquisition through a foreign-owned company (PMA) to finance purchase. Many foreign buyers prefer developer installment plan in Tanjung-Benoa because of simpler paperwork.

Typical financing bullet list:

• Bank mortgage for foreigners: require KITAS/KITAP or PMA, LTV 50–70%, rates 8–12%.
• Developer installment plan: deposit 10–30%, term 12–36 months, sometimes interest-free.
• Alternative: personal bridge loan from foreign bank or partner financing for rapid purchases.

🛠️ Step-by-step process to buy house in Tanjung-Benoa

Selection and reservation

• Choose properties through licensed agencies (for example, Ray White Bali, Harcourts Bali, Exotiq Property) and inspect in person or via trusted representatives. Put a reservation deposit (usually IDR 50–200 million depending on price) to secure the unit. Due diligence and contract
• Conduct due diligence: verify land certificate (Sertifikat), seller identity, zoning and permits. Engage a PPAT (Land Deed Official / notary) and a local legal adviser to confirm title type — freehold (Hak Milik) for Indonesian nationals or lease/right-to-use arrangements for foreigners. Signing, payment and registration
• The sale is formalized by an Akta Jual Beli (AJB) executed at the notary and then registered at the Badan Pertanahan Nasional (BPN). Mandatory costs include BPHTB (land acquisition tax), notary and registration fees, and, for new properties, VAT.

Mandatory transactional costs and timelines:

• BPHTB (land transfer duty) usually 5% of transaction value above the tax threshold.
• Notary/PPAT and registration fees typically 1–2%.
• Agent commission commonly 2–3% of sale price.
• Registration and transfer typically complete within 2–8 weeks once payment clears and documents are in order.

⚖️ Legal aspects of owning house in Tanjung-Benoa

Foreigners cannot normally hold Hak Milik (freehold) directly; common legal arrangements are:

• Hak Pakai (right to use) for foreigners: term-limited use rights for residential property, typically issued for 25–30 years and extendable.
• Hak Guna Bangunan (HGB) via a PMA (foreign-owned company) for commercial/residential development.
• Long-term lease agreements are widely used for buy house as a foreigner in Tanjung-Benoa and are legally enforceable if properly drafted and registered.

Taxes and permits:

• Property acquisition tax (BPHTB) ~5%, VAT of 10% may apply on developer sales. Annual land and building tax (PBB) is modest—often under 0.1% of assessed value. Rentals operating as hospitality businesses must comply with local licensing, VAT reporting and tourist accommodation regulations.

Residence and citizenship:

• Purchase of property does not automatically grant a residence permit or citizenship. Residence permit through property purchase in Tanjung-Benoa is not an available pathway; foreign investors seeking residence typically use business investment, employment-based KITAS, or investor visas under separate immigration rules. Citizenship through real estate investment in Tanjung-Benoa is not an available option under Indonesian law.

🏝️ Who should buy house in Tanjung-Benoa and for what purpose

Buyers seeking a second home house in Tanjung-Benoa

• Buyers looking for a second home choose beachfront or near-beach villas along the Tanjung Benoa strip, benefiting from easy management and strong platform demand for holiday rentals. Areas near Grand Mirage and the main beach road are perennial favourites.

Relocation and permanent residence buyers

• Families relocating to Bali often select inland streets around Jalan Raya Tanjung Benoa and nearby Benoa for quieter, safer neighbourhoods with schools and clinics accessible in Nusa Dua and Denpasar.

Investors and rental operators

• Short-term rental investors seek high-occupancy corners: beachfront villas, properties with private pools and 3–4 bedroom houses close to water-sport hubs. Typical rental yield of house in Tanjung-Benoa sits around gross 6–9%, depending on management and occupancy; net ROI after fees generally lands in the 4–7% range for professionally managed villas.

Practical pairings of purpose and district:

• Holiday rental and high yield: Tanjung Benoa Beachfront, 3–5 bed villas.
• Family relocation or long-term rental: Inland Jalan Raya Tanjung Benoa, 3–4 bed houses.
• Marina and premium boating focus: Benoa harbour-adjacent plots and luxury houses.

Tanjung-Benoa’s proximity to the Nusa Dua resort complex, improved marina planning and the established culture of professionally managed villas make it a practical market for buyers seeking both lifestyle and liquidity; with proper legal structuring, careful due diligence and realistic finance planning, purchase of a house in Tanjung-Benoa can meet goals from relocation to hands-on rental investment and long-term capital growth, while the wider Indonesian property market continues to draw infrastructure-led demand and regional investor interest.