How we work with buyers.
Four ways to engage with Fullers — from a free commission-only model through to full buyer representation. Pricing disclosed in writing before any work begins. No retainers. No hidden costs.
- 30–45 min free consultation
- Property matching from our verified listings
- Virtual viewings
- Accompanied viewings with your dedicated consultant
- General legal guidance via WhatsApp
- Written Buyer Position Map (within 48h)
- Written investment thesis
- Full ownership pathway direction (Leasehold / Hak Pakai / PT PMA / SHM)
- Up to 5 shortlisted properties
- Accompanied viewings + general legal guidance
- Everything in Tier 1
- Active full-market search (on + off-market)
- Up to 10 shortlisted properties
- Written ROI / net yield stress-test
- Written negotiation strategy brief
- 1-hr legal & tax partner consultation + WhatsApp guidance throughout
- Everything in Tier 2
- Unlimited property evaluation (no cap)
- Up to 10 shortlisted properties presented
- Full PPJB / AJB legal coordination
- Priority legal & tax partner access
- 12-Month Root Commitment + MD oversight
Questions buyers actually ask.
The questions international buyers actually ask before working with a Bali real estate advisor. Plain-English answers, written by the team that handles these conversations every week.
Yes, with one important rule. Foreigners cannot hold freehold (Hak Milik) title in Indonesia. But several legal pathways allow foreign ownership.
Leasehold (Hak Sewa) is the most common — long-term leases, typically 25 to 30 years with extension clauses. Right to Use (Hak Pakai) is available to foreigners who hold an Indonesian residency permit (KITAS or KITAP). PT PMA company ownership of HGB title works for commercial properties and larger investments.
Choosing the right structure depends on your residency status, intended use, and exit plan. Fullers helps buyers select and execute the structure through a PPAT notary and independent legal and tax consultants.
Freehold (Hak Milik) is the strongest title in Indonesia — perpetual ownership of the land. By law, it can only be held by Indonesian citizens. Foreigners cannot hold Hak Milik directly, regardless of structure or marriage status.
Leasehold (Hak Sewa) is the long-term right to use a property for a defined term, typically 25 to 30 years, often with extension clauses negotiated upfront. The land remains owned by the freeholder; you own the right to use it for the lease term.
For investment villas, leasehold is the standard structure for foreign buyers. Pricing is roughly 60–70% of equivalent freehold value, depending on remaining term and extension certainty.
A regular real estate agent in Bali is paid by the seller through commission. Their primary obligation is to facilitate the transaction.
A buyer's advisor is engaged by the buyer, paid through a separate Buyer Advisory Fee, and is contractually accountable to the buyer's interests. The advisor sets acquisition criteria before viewings begin, runs independent verification, leads negotiation against real comparables, and coordinates legal due diligence with a PPAT notary.
Fullers may also earn a closing commission on some transactions — but the advisory fee and the commission are disclosed in writing as separate line items, with no incentive to push you into a property that doesn't fit.
The Buyer Advisory Fee covers the structured advisory work Fullers performs on behalf of the buyer — independent of any commission earned from the seller.
Depending on the engagement tier, this includes: a written buyer brief, market search across on-market and off-market channels, internal pre-screening of every shortlisted property, coordination of official legal due diligence with a PPAT notary and independent legal and tax consultants, negotiation against real comparables, transaction management through to signing, and 12 months of post-purchase support.
Fees range from USD $1,500 for a discovery session to USD $8,500 for full buyer representation. All fees are disclosed in writing before engagement and carry a 30-day money-back guarantee — if we don't deliver at least three verified shortlisted properties within 30 days of approving your buyer brief, your fee is refunded in full.
It depends on what you're optimising for. Canggu, Berawa, and Pererenan remain the strongest rental yield markets, though pricing has matured and capital growth has slowed compared to 2020–2023.
Bingin, Uluwatu, and the wider Bukit Peninsula have seen the most aggressive premium buyer activity in 2025–26, driven by clifftop villa demand and limited supply.
Ubud, Sanur, and Sidemen attract long-stay residents and buyers prioritising lifestyle over yield. Emerging zones in North and East Bali offer better value but require careful zoning verification before purchase.
At minimum: a verified title search to confirm the seller's right to transfer; a permit audit covering IMB or PBG, NIB, and rental licence (Pondok Wisata or TDUP if applicable); zoning confirmation against the official Bali spatial plan; a structural review for off-plan or older properties; tax-status verification on the seller; and confirmation of the legal ownership structure proposed for the buyer.
This work is performed by a licensed PPAT notary and qualified legal counsel — not by the real estate agency. Fullers coordinates the process, ensures nothing is skipped, and translates findings into terms the buyer can act on.
Skipping any of these steps is the most common reason foreign buyers lose money in Bali.
