What’s Wrong With Real Estate In Bali?

Investing in Indonesia
Investing in Indonesia
Image by Geio Tischler on Unsplash.

There have been a lot of recent claims that property transactions in Bali have slowed down after 15 years of unprecedented growth. Is this true? And if it is, why? What’s happened? Let’s have a look at some of the issues in the Bali real estate market.

Issue One: Property Prices in the Bali Real Estate Market

There has been tremendous growth in land and property prices in all parts of Bali but now we’re seeing for the first time that certain areas are experiencing a slow-down. This isn’t rocket science to the savvy investor, especially if we consider that business ventures have to make financial sense of their investment. And it doesn’t in areas like Seminyak and Sunset where land has reached the dizzying heights of 3 billion Rupiah per are. This hefty price tag combined with things like height restrictions to whatever can be built is pushing interest to other, cheaper parts of the island such as Canggu further west, Ubud to the north and all along the east coast because of the more attractive ROIs.

Issue Two: Is There An Oversupply?

In general yes. But this is something that any market will experience at this stage of its development. Two-three years ago Australia’s Gold Coast took a nosedive due to oversupply and prices went down by a whopping 50%. Now, however, everyone is talking about next year’s potential price boom because all developers held back and demand did not decrease. In fact, the opposite happened because of an ever-growing appetite from foreign markets. This I believe will also happen in Bali and in the meantime the smart domestic bulk purchasers are running around picking up whatever they can.

Issue Three: Infrastructure, Energy and Water

This is a sensitive subject. In general the infrastructure appears to be improving and the new government is addressing issues with speed and a lot of money. For some people it is a matter of too little – too late, but these are the sorts of people who will try to find holes in any initiative, just because they’re wired that way. It doesn’t mean their negative opinions are right. The truth of the matter is that infrastructure projects are being given priority all over the country, particularly in Bali and we can expect to see more projects in the very near future.

The central government is trying to focus all provinces towards alternative energy especially in the areas of solar, hydro and geo-thermal, resulting in many projects lining up for the immediate future. Solar energy seems to be the flavour of the month and the Balinese provincial government is trying to get legislation approved to have solar panels on every government owned building.

Water is a big challenge for Bali and the next drive needs to be on enforcing hotels and housing projects to recirculate and reuse water. If this isn’t addressed very soon it will peak and ultimately have a negative impact on the island. The political will, or lack thereof, has been the main stumbling block on this issue but now that is changing and positive steps are being made.

Issue Four: Bali Real Estate Overbuilding

In Bali there are many areas already massively overbuilt. The biggest single factor influencing this is connected with the issue of zoning, or more accurately where there has been no zoning enforced. This began to change from 2009-2013 and today it is much clearer where and what these zones are. This is being supported by stricter policies centered on the issuance of licenses and permits and what can or can’t be done in specific areas, including regulations on the size/amount of land needed to build mini hotels. Interestingly more and more developers now understand the need for green developments and see ’empty’ spaces as valuable assets.

Issue Five: Ownership Structures for Expats

This year there has been a lot of talk around this topic, and in particular towards something called a nominee structure. This has been, and always will be, illegal under Indonesian law and is in fact set as such in the Indonesian constitution. Adjustments on other structures such as Hak Pakai and HGB are well under way as is ownership for expats, no matter what self-appointed specialists from other industries may say. These other structures can freely sell at similar values to freehold and interestingly, to set either of these two ownership structures up is actually cheaper than using the nominee structure and the so-called lawyers who have been instrumental in creating the myth. Many people however, are reluctant to change from the illegal nominee structure, perhaps because they are worried about being exposed or fined, or worse, but we strongly advise that if you are one of these people you make the change to a legal structure sooner rather than later as it will not be any easier to change as time goes by.

Issue Six: Domestic Politics

This year’s elections and the usual tug of war between powers took a long time. Indonesia was also affected by a general world wide economic slow down and a currency war between the US and China. However, since its recent reshuffle, Indonesia has really gotten up to speed, revoking 2,700 regulations, which were hindering investments, and it has issued 6 economic stimuli packages amongst other initiatives designed to encourage investment. We see this as a very positive step in the right direction as Indonesia tries to normalize itself and continue to fight corruption through better law enforcement than it ever did in the past.

The new Minister of Tourism has been given a budget, which is 10 times the size of previous years. This is being used across a number of platforms to a number of strategic areas including China and the Middle East and the results are already having a positive impact.

What has changed however, is the Bali real estate market. It is now much better informed and is slightly more conservative than it used to be. Prices and ROIs are also more conservative, regulations are easier to understand and red-tape is fast disappearing, all of which attracts a larger market. So, the answer to the question ‘What’s wrong with real estate in Bali?” is … nothing!

Nothing is wrong with real estate in Bali. The bottom line is that Indonesia is one of the richest countries in the world when it comes to natural resources with one of the largest productive populations on earth being led by a democratic and proactive government. It receives the second highest amount of foreign investments in the world after China and its debt exposure compared to the National Budget is on the same level as Norway.

There is no better place to invest right now than the Bali real estate market and domestic investors are jumping at the opportunities to absorb cheaper assets. Their mind set is simple: Grow tourism and fill the hotels and resorts. All the underlying indicators are solid and positive. They don’t want to lose out, the question is, do you?

If you’d like to learn more about owning property in Bali and Indonesia get in touch with us today through hello@sevenstonesindonesia.com


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Andrzej Barski

Director of Seven Stones Indonesia

Andrzej is Co-owner/ Founder and Director of Seven Stones Indonesia. He was born in the UK to Polish parents and has been living in Indonesia for more than 33-years. He is a skilled writer, trainer and marketer with a deep understanding of Indonesia and its many cultures after spending many years travelling across the archipelago from North Sumatra to Irian Jaya.

His experience covers Marketing, Branding, Advertising, Publishing, Real Estate and Training for 5-Star Hotels and Resorts in Bali and Jakarta, which has given him a passion for the customer experience. He’s a published author and a regular contributor to local and regional publications. His interests include conservation, eco-conscious initiatives, spirituality and motorcycles. Andrzej speaks English and Indonesian.

Terje H. Nilsen

Director of Seven Stones Indonesia

Terje is from Norway and has been living in Indonesia for over 20-years. He first came to Indonesia as a child and after earning his degree in Business Administration from the University of Agder in Norway, he moved to Indonesia in 1993, where he has worked in leading positions in education and the fitness/ wellness industries all over Indonesia including Jakarta, Banjarmasin, Medan and Bali.

He was Co-owner and CEO of the Paradise Property Group for 10-years and led the company to great success. He is now Co-owner/ Founder and Director of Seven Stones Indonesia offering market entry services for foreign investors, legal advice, sourcing of investments and in particular real estate investments. He has a soft spot for eco-friendly and socially sustainable projects and investments, while his personal business strengths are in property law, tourism trends, macroeconomics, Indonesian government and regulations. His personal interests are in sport, adventure, history and spiritual experiences.

Terje’s leadership, drive and knowledge are recognised across many industries and his unrivalled network of high level contacts in government and business spans the globe. He believes you do good and do well but always in that order. Terje speaks English, Indonesian and Norwegian.

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Ridwan Jasin Zachrie

CFO of Seven Stones Indonesia, Jakarta

Ridwan is one of Indonesia’s top executives with a long and illustrious career in the financial world. He holds several professional certifications including being a Certified Business Valuer (CBV) issued by the Australian Academy of Finance and Management; Broker-Dealer Representative (WPPE); and The Directorship Certification for Directors and Commissioners, issued by the Indonesian Institute of Commissioners and Directors.

His experience includes being the Managing Director at one of the top investment banking groups in the region, the Recapital Group, the CFO at State-owned enterprises in fishery industry and the CEO at Tanri Abeng & Son Holding. He’s also been an Independent Commissioner in several Financial Service companies and on the Audit and Risk Committee at Bank BTPN Tbk, Berau Coal Energy Tbk, Aetra Air Jakarta as well as working for Citibank, Bank Mandiri and HSBC. His last position was as CFO at PT Citra Putra Mandiri – OSO Group.

Ridwan has won a number of prestigious awards including the Best CFO Awards 2019 (Institute of Certified Management Accountant Australia-Indonesia); Asia Pacific Young Business Leader awarded by Asia 21 Network New York USA (Tokyo 2008); UK Alumni Business Awards 2008 awarded by the British Council; and The Most Inspiring Human Resources Practitioners’ version of Human Capital Magazine 2010.

He’s a member of the Board of Trustees of the Alumni Association of the Faculty of Law, Trisakti University, Co-Founder of the Paramadina Public Policy Institute and actively writes books, publications and articles in the mass media. He co-authored “Korupsi Mengorupsi Indonesia” in 2009, which helps those with an interest in understanding governance in Indonesia and the critical issue of corruption. Ridwan speaks Indonesian and English.

Per Fredrik Ecker

Managing Director of Seven Stones Indonesia, Jakarta

Per is the Managing Director of the Seven Stones Indonesia (SSI) Jakarta office and has more than 25-years’ experience in Indonesia, China, and Western Europe. He previously worked in senior management positions with Q-Free ASA, Siemens AG, and other companies in the telecom sector. Over the last six years, he has been the Chairman of the Indonesia-Norway Business Council (INBC) and recently become elected to be on the board of EuroCham Indonesia.

His most recent experience is within Intelligent Transport Solutions (ITS), Telecom, and other sectors within the Indonesian market. He is today through his position in SSI and by representing Norway Connect, promoting Nordic and European companies that would like to explore business opportunities in the Indonesian market. He’s also playing an active role to help create the Nordic House concept in Jakarta that will provide an excellent platform for Nordic companies entering Indonesia, where they’ll find a community that can offer support with trusted information and affordable services to enter this market.