Can Foreigners Buy Strata-Title Apartments in Bali?

Foreigners can legally buy apartment units in Bali under a strata title called Hak Milik atas Satuan Rumah Susun (HMSRS), which gives you registered ownership of the unit itself. Government Regulation No. 18 of 2021 opened this route to foreign nationals who hold a valid Indonesian stay permit (KITAS or KITAP). You own the apartment unit; the land the building sits on remains under a separate Hak Pakai or HGB title held by the developer or building management body.

Before GR 18/2021, foreigners had almost no direct route to registered apartment ownership in Indonesia. The regulation changed that by explicitly naming foreign nationals with residency permits as eligible HMSRS holders, provided the unit meets the provincial minimum purchase price. In Bali, that minimum is IDR 2 billion per unit (roughly USD 125,000 at current rates). These thresholds can change by ministerial decree, so confirm the current figure with a licensed notary before you commit.

Two further conditions apply. First, no more than 49% of a building's total floor area can be held by foreigners, a cap designed to keep most units accessible to Indonesian residents. Second, foreigners are generally limited to one unit per residential building. The HMSRS title follows the term of the underlying Hak Pakai land certificate: an initial 30 years, extendable by 20 years, with a further renewal of 30 years, for a maximum possible hold of 80 years.

The HMSRS route differs from a villa leasehold in one important way. A leasehold is a contractual right to use a plot and its building for a fixed term; it sits in your lease contract, not in a land registry. HMSRS is a registered title at the national land agency (ATR/BPN), meaning your ownership appears on the public record. That gives a stronger legal footing in a dispute. The tradeoff is the KITAS or KITAP residency requirement, which not every foreign buyer holds.

In practice, Bali's residential market is almost entirely standalone villas and low-rise developments. Strata-title apartment buildings aimed at foreign buyers are a small niche, mostly concentrated in Seminyak, Sanur, and parts of greater Denpasar. Areas such as Canggu, Tabanan, and Kaba Kaba are essentially villa markets. If your target is a villa rather than an apartment, a PT PMA company holding HGB title, or a standard villa leasehold, remains the mainstream path for foreign buyers in Bali. This article is general information only and is not legal or financial advice.