1. Can a foreigner legally buy a villa at Niva Bali Padonan?
Yes. Foreigners can legally acquire property in Bali using a leasehold (Hak Sewa) structure. Under a leasehold agreement, you receive the legal right to use and benefit from the property for a fixed period, although you do not own the land itself.
2. How long is the lease period? Can it be extended?
Our lease period follows the standard Bali structure of 25–30 years, depending on the agreement.
Yes — extensions are available to ensure long-term security. We always recommend buyers clarify the extension cost and conditions early in the process.
Yes — extensions are available to ensure long-term security. We always recommend buyers clarify the extension cost and conditions early in the process.
3. Can I rent out the villa for passive income?
Yes. The villa may be rented long-term or short-term (holiday rentals), depending on the licensing structure. If you wish to operate the villa as a rental business, we can assist with the proper setup, including:
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Management partner options
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Short-term rental licensing guidance (e.g., Pondok Wisata under appropriate zoning)
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Revenue forecasts and operational budgeting
4. Will I need to set up a company (PT PMA) to own this villa?
Not required for leasehold. However, if you intend to operate the villa as a commercial business with high rental volume, setting up a PT PMA may provide more flexibility. For personal/residential or passive investment use, leasehold under your personal name is sufficient.
5. What taxes or additional fees apply when buying a leasehold villa?
We provide transparency on all tax responsibilities before signing, which typically include:
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Standard lease transaction taxes (borne by either buyer or developer depending on the agreement)
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Annual property taxes
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Income tax on rental revenue, if renting out the villa
6. Is the villa fully furnished?
Yes, each villa comes with a standard furniture and interior package. Upgrades are available upon request.
7. Can a foreigner legally buy a villa at Niva Bali Padonan?
Yes — design changes are allowed within structural and compliance limits. Buyers may request adjustments such as:
All customised requests must be approved by our architectural and construction team to ensure structural integrity and compliance.
•Interior layout changes
•Color or material upgrades
•Kitchen and bathroom modifications
•Smart home system installation
•Built-in furniture adjustments
•Lighting upgrades
8. Can I expand the building or add new structures?
Expansion or structural changes (e.g., extra rooms, storage, rooftop changes) may be approved, depending on:
Any modification requiring major structural changes will undergo a review process.
•Available land size
•Setback limits
•Building coverage ratio (KDB)
•Height limits (KLB)
•Drainage and utility layout
9. Is there an additional cost for design changes?
Yes. Costs depend on the complexity of the modification, materials, and additional construction time. Before approval, we will provide:
No additional work begins without your written confirmation.
•A detailed quotation
•Revised construction timeline
•Updated specification list
10. Can I choose a different interior style?
Absolutely. We offer three upgrade options:
You may also request a fully personalised theme if buying during the early construction stage.
•Standard Package – included
•Premium Interior Upgrade
•Bespoke Custom Design (full customisation guided by our interior designer)
11. Can I adjust the pool design or size?
Possible — depending on available land and structural limits. Common modifications include:
All changes require engineering approval.
•Enlarging the pool
•Changing depth
•Adding a jacuzzi corner
•Installing a pool heater
•Changing tiles or lighting
12. Can I modify the rooftop pool (for units that have it)?
Yes, but subject to strict structural review because rooftop pools require specific load-bearing calculations. Modifications allowed include tile replacement, lighting changes, seating/pergola additions, and safety railing upgrades.
13. When is the latest stage I can request design changes?
Design changes are accepted before or during early-stage construction. Late-stage requests may be limited due to structural walls already built or systems installed. We recommend sending requests as early as possible.
14. Can I hire my own interior designer or contractor?
Yes, but all works must comply with our construction standards and contractors must be approved by Niva Bali’s project management. Warranty applies only to works handled by our official team.
15. Is my leasehold protected legally?
Yes — your lease agreement is executed before a licensed Notary/PPAT, ensuring full legal enforceability in Indonesia. You will receive:
•Notarised Lease Agreement
•Building specification details
•Payment schedule
•Extension terms (if negotiated)
16. Can I resell my leasehold villa later?
Yes. Leasehold rights can be legally transferred to another foreigner or Indonesian buyer. The resale value depends on the remaining lease duration, property condition, and demand in the area. We can assist with the resale process.
17. What happens when the lease expires?
You may negotiate an extension according to the terms outlined in the agreement. If you choose not to extend, the property reverts to the landowner.
18. What is the payment schedule?
Typically structured as:
A detailed timeline is provided before booking.
•Reservation Fee
•Deposit
•Construction milestone payments
•Completion or Handover payment
19. Do you offer property management?
Yes — with two options:
•Rental Pool Management (fully managed, passive income)
•Private Management (you choose your operator)
20. What ROI (rental yield) can I expect?
Based on site-available data, projected yield ranges between 17.5% – 24.6%, depending on occupancy, seasonality, and nightly rates.
Disclaimer
The information provided in this FAQ is for general guidance and informational purposes only. All details regarding pricing, specifications, and legal processes are subject to change without prior notice.
Nothing in this document should be interpreted as legal, tax, or financial advice. Foreign buyers are strongly encouraged to conduct independent due diligence.
Niva Bali is not responsible for any decisions made based on this information. Final agreements will follow the legally binding contracts.
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