Frequently Asked Questions About Buying in Kaba Kaba

Buying here brings BPHTB, the transfer duty on land and building rights: it runs 5% of the transaction value whatever title changes hands, Hak Milik, HGB or Hak Pakai, and regencies now administer the collection themselves.

Yes. PBB, the yearly property tax on land and buildings, tops out at 0.5% once a non-taxable slice of the assessed value is stripped out; regencies set their own exact rate and threshold, per Klikpajak.

Only a PPAT can legally draft and authenticate a land deed in Indonesia. Before any Kaba Kaba sale closes, that PPAT checks the seller's certificate against BPN records, confirms zoning and rules out encumbrances.

Yes. Bali's subak network, including the ricefields around Kaba Kaba, was inscribed by UNESCO in 2012 as a World Heritage cultural landscape, adding heritage weight to the province's separate farmland-conversion rules.

An SLF, Sertifikat Laik Fungsi, confirms a finished building meets safety and function standards. A pink-zone Kaba Kaba villa needs one alongside its PBG and NIB before it can legally list nightly.

The KBLI 2020 code for villa rental was 55193; the newer KBLI 2025 classification reportedly moved this to 55203, a change that does not by itself open the activity to foreign ownership.

No. Pondok Wisata, the homestay-style licence, sits off-limits to foreign owners: only Indonesian citizens and cooperatives can hold it. A foreign owner runs a villa rental in Kaba Kaba through a PT PMA instead.

Assembling a tourism-zone location, PBG permit, SLF certificate and a verified NIB commonly runs 6 to 12 months from a standing start, per Bali Property Rules, so budget that wait before promising a rental date.

Non-resident owners face a 20% final withholding tax, PPh 26, on gross rental income. A valid tax treaty and residency certificate can reduce that rate; without one, the full 20% applies.

Bali has charged foreign visitors Rp150,000 each since February 2024. Tourists pay it, not owners, though only around a third of eligible visitors have actually been paying it, per Welcome Back to Bali.

If you are self-remitting rental tax rather than having a corporate tenant withhold it, you need an NPWP to issue your own withholding proof through Indonesia's Coretax e-Bupot system, per DDTC News.

Land designated LP2B, sustainable farmland, is reported to receive PBB tax relief as an incentive for staying in agricultural use, under the same Perda Bali No. 4/2026 that froze conversions, per NusaBali.

Nothing to you as a buyer on a sourcing deal. We are paid by the sell side, standard practice here, and we will tell you which side we are on before you ask.

Free zone check. Send a pin, a screenshot, or just the road name. Usually answered same day.

We tell you that directly instead of adding you to a list you never asked for. Sourcing here means matching real budgets to real blocks, not filling a pipeline with maybes.

We will send the deeds, the zoning confirmation and the build specification before you pay anything. Get your own notary to read them. We will point you at people we have used and we do not take referral fees for it.

No. We publish projections and label them as such. We do not yet have a year's worth of our own booking numbers for this desa, so read any yield figure as an estimate, not a promise.

Yes. We would rather lose a sale than sell you a bad zoning position or a moratorium block. If your budget or plans do not fit this village, we will say so plainly.

That is the whole approach behind every answer above: check the zone first, quote a source and a date for every figure, and step back the moment a block or a budget does not actually fit.