Yeni Bogazici, Iskele
Capensis Homes: Apartments in Yeni Bogazici, North Cyprus
From £131,250 – £157,250
View Project →Excellence Bali
Guiding Your Path
To Bali
Tropical luxury villas and high-yield investment properties. Verified leasehold & freehold opportunities, flexible payment plans, and a team that speaks your language.
Plan Your Investment
Entrust your bespoke escape to our team of experts who will curate a unique and unforgettable portfolio for you.
12-18%
Average Net ROI
75%+
Hotspot Occupancy
10-15%
Annual Appreciation
No. 1
Global Destination
Featured Developments
Explore Our Projects
Resort complexes, beachfront developments, and off-plan opportunities from Bali's most reputable developers.
The Opportunity
Why Bali?
The highest yield, lowest barrier property investment destination in Southeast Asia.
| Bali | North Cyprus | UAE (Dubai) | Mexico | Thailand | Turkey | USA | Greece | Spain | Portugal | Hungary | |
|---|---|---|---|---|---|---|---|---|---|---|---|
| Avg 2-Bed Apartment | $160,000 | $215,000 | $450,000 | $280,000 | $250,000 | $240,000 | $400,000 | $300,000 | $365,000 | $405,000 | $150,000 |
| Rental Yield | 15–18% | 8–12% | 7–10% | 6–9% | 5–8% | 5–7% | 5–7% | 4–6% | 4–6% | 4–5% | 4–5% |
| Annual Property Tax | None | None | None | 0.5–1.2% | None | 0.1–0.6% | 1.0–2.0% | 0.1–0.5% | 0.4–1.1% | 0.3–0.8% | None |
| Instalment Plans | 0% up to 60 mo | 0% up to 60 mo | Rare | Some | Rare | Some | None | Rare | Rare | Rare | None |
| Residency via Purchase | Yes | Yes | Yes ($545K+) | Yes | Visa programs | Yes ($400K+) | EB-5 ($800K+) | Yes ($435K+) | Yes ($545K+) | Yes ($545K+) | Yes |
Lifestyle
Where every day feels like a holiday
Property Listings
Discover Our Properties
From sea view apartments to mountain villas, browse our verified listings with transparent pricing.
No listing found.
Our Services
See Excellence
Bali Property
Whether you are looking for a holiday home, a permanent residence, or a high-yield investment, our team handles everything from search to keys.
01
Curated Bali Portfolio
From luxury clifftop villas to premium off-plan lofts. Every listing is strictly verified for clear zoning laws, remaining leasehold longevity, and transparent market pricing.
02
Passive Yield Management
Data-driven optimization for high-yield holiday rentals. We structure your asset to run under elite, in-house property management as a fully hands-off investment.
03
PT PMA & Legal Structuring
Complete corporate setup for secure foreign ownership. From incorporating your PT PMA entity to handling building approvals (PBG) and short-term rental permits.
04
End-to-End Remote Buying
Secure your piece of paradise safely from anywhere in the world. Benefit from comprehensive video walkthroughs and legal signing via trusted, certified local notaries (PPAT).
Explore Regions
Popular Areas
Nusa Dua
Gated 5-star resort enclave, beautifully manicured tropical gardens, calm beaches, and elite upscale living.
From $250K
Explore →
Uluwatu
Dramatic clifftop luxury, world-famous surf breaks, breathtaking ocean sunset views, and elite private estates.
From $240K
Explore →
Ubud
Spiritual capital, iconic emerald rice terraces, deep jungle ravines, historic buildings and premium eco-luxury wellness villas.
From $180K
Explore →
Canggu & Pererenan
Vibrant coastal lifestyle hub, world-class beach clubs, trendy cafe scene, and exceptional short-term rental yields.
From $190K
Explore →
Simple Process
How It Works
From first enquiry to title deed in your name. Four steps, fully guided.
01
Select Your Property
Browse online or share your investment criteria. We send a personalized shortlist of verified properties in prime tourism zones.
02
Escrow & Due Diligence
A 10% deposit into a trusted notary escrow secures it. Our independent legal team thoroughly verifies land certificates and spatial zoning.
03
Milestone Installments
Lump sum or 0% interest milestone instalments mapped directly to construction progress over 12 to 24 months. No banks required.
04
Handover & Final Signing
Final deeds are signed before a certified local notary (PPAT). Receive your keys and start generating premium yields. Welcome to Bali.
Bali
365 days of summer, zero property tax
Buyer Stories
What Our Buyers Say
We searched in Thailand and Vietnam for two years. Bali gave us three times the luxury and space for the same money.
James & Sarah W.
Birmingham, UK
12.4% net yield with 25% capital appreciation in 18 months. I now own three luxury villas in Canggu.
Erik J.
Stockholm, Sweden
The leasehold agreement is legally verified, the process is transparent, and we feel completely secure.
David & Marie T.
London, UK
Common Questions
Frequently Asked
Questions
Whether you are a first time buyer or a seasoned investor, here are the questions we hear most.
Can foreigners buy property in Bali?
+Yes. Foreign nationals can legally acquire property through Leasehold (Hak Sewa) or Freehold for foreign use (Hak Pakai). The process is fully regulated, transparent, and your contract is notarized by a local public notary (PPAT) to protect your investment.
How do instalment plans work?
+Most developers offer interest-free payment plans tied to construction milestones: typically a 20% to 30% down payment, with the remaining balance spread across 12 to 24 months as construction progresses. No bank approvals or credit checks required.
What are the total buying costs?
+Approximately 5% to 7% on top of the property price. This includes the notary fee (1% to 1.5%), withholding tax (2.5% to 5% depending on structure), and legal fees (approx. $1,000 to $2,000). For ongoing costs, there is a minor annual building tax (PBB).
What types of ownership structures exist?
+The two main structures are Leasehold (Hak Sewa), which grants long-term lease rights (typically 25–30 years with guaranteed extensions), and Hak Pakai (Right to Use), which allows a title under your own name or a foreign-owned company (PMA). We only deal with secure, legally vetted structures.
Do you charge buyers any fees?
+No. Our agency services are completely free for buyers. Our commissions are standard industry rates paid directly by the developer or seller, ensuring you get the exact same price as buying direct.
Free Download
Buyer's Guide 2026
Step by step legal process, costs breakdown, instalment plans, and a selection of available properties.
Free Download
Investment Report 2026
Data driven analysis for investors. Yields, projections, risk assessment, and real worked examples.
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Get in Touch
Ready to find your
property in Bali?
Our team replies within 15 minutes. We speak English, German, Russian, Slovak, Czech and Hungarian.
office@excellencebali.com