Bali Villas for Sale
We are the only buying agency in Bali with no ties to any developer. We track 80+ developers, represent none of them, and negotiate on your side, which is how clients get deals the listing sites never show.
- 511Listings tracked
- 80+Developers monitored
- 12%+Average client yield
- 0Developer ties
Why buyers use us instead of going direct
We are genuinely unbiased
Most Bali agencies are a developer or have exclusivity with a few, so their shortlist is the one they are paid to show you. We have no ties to anyone, so if a project is weak, we will say so.
We built an algorithm for this
Our backgrounds are maths, engineering and data science, not estate agency. We built a model that scores every developer we track and ranks deals against your brief, not our commission.
We actually live here
Not a two week scouting trip, properly, for years. There is a fair chance our vice president has thrown up in a bush behind your future villa, which is why we know which roads flood and what is opening next door.
We negotiate, you do not
We know what developers actually accept on recent units, so we know where the floor is. One client's villa went from USD 163,000 to USD 130,000, and valued at USD 180,000 on handover.
How it works, in 60 seconds
Zaq explains the process from first call to keys.
What are you actually looking for?
Three questions. We will tell you what fits, what is available, and what it realistically returns.
What Our Investors Say
I'd spent two years reading about Bali property and still could not tell the legitimate developers from the ones with bought reviews. Ayla pulled actual delivery records on the projects I was looking at and quietly told me to walk away from two of them. We went with their shortlist. The villa hit 14% gross in year one.
Honestly, we did not even know Australians could legally buy property in Bali. We'd heard too many horror stories about dodgy lease agreements to just trust someone's word. Ayla got an independent notary to check every clause and we signed the whole thing from our kitchen table in Sydney. Couldn't have been simpler.
My concern was straightforward: I'm in Dubai, who is actually watching the property? Ayla had the management company in place and briefed before we even got the keys. First monthly report came in at 81% occupancy. I haven't had to think about it since!
Questions buyers ask before they commit
Can foreigners buy a villa in Bali?
Yes. You cannot hold freehold land in your own name as a foreign national, but you can hold a villa on Hak Sewa leasehold using nothing more than a passport, on Hak Pakai if you have a stay permit, or through a PT PMA company if you plan to rent it out. We walk you through which structure fits before you commit to anything.
How much does a villa in Bali cost?
The median entry price across the 511 listings we track is around USD 290,000. Realistically the market starts near USD 150,000 for a one bedroom in an emerging area and runs past USD 800,000 for prime Canggu and clifftop Uluwatu. Most of our investor clients transact between USD 250,000 and USD 450,000.
What rental yield can I actually expect?
Gross yields average 10.6 percent across the market we track. Well positioned and well managed villas in Canggu and Pererenan run 14 to 15 percent. Anyone quoting you 20 percent as a baseline is selling you a projection, not a track record. We only present figures backed by comparable rental data.
What does Ayla charge?
Nothing. We are paid a commission by the developer on completion, in the same way a mortgage broker is paid by the lender. You pay no more than going direct, and usually less, because we negotiate the price down first.
Do I need to fly to Bali to buy?
No. A large share of our clients buy remotely. We do the site visits, film walkthroughs, meet the developer, run the due diligence and coordinate an independent notary. Several clients have signed without leaving their kitchen table.
How is Ayla different from the other agencies?
Most Bali agencies either are developers or have exclusive agreements with a handful of them, which means the shortlist you get is the one they are paid to show you. We hold no ties to any developer. We track over 80 of them and recommend whichever genuinely fits your brief.
Tell us what you want. We will go and find it.
A free 30 minute call, no pitch, no pressure. If Bali is wrong for you we will say that too, so you lose half an hour, not USD 300,000.
New to Bali property? Start with our interactive guide to what foreigners can legally buy, or model the numbers yourself with the Bali ROI calculator.