Bali, read closely.

Vetted property investments in Bali, backed by European-standard due diligence.

What is changing on the island, what it means for property, and why only a handful of projects make it onto AETHA.

Explore investments How we vet projects

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Projects

Current projects.

One we build ourselves. The others we sell for partner developers, and each page shows how far our review has got.

All projects

EM Villas

Pererenan, Canggu

20 private pool villas, a five-minute walk from Pantai Lima beach.

Our own development: From USD 237,700
Title: Leasehold 30 + 30 years
Handover: By 1 July 2027, per contract

View investment details

The One

Nusa Dua

A Registry Collection resort of apartments, townhouses and villas among Nusa Dua’s five-star hotels.

Sales partner: From USD 112,072
Title: Leasehold to 2050
Handover: Target Q3 2027, per developer

View investment details

Virgin Oasis

Candidasa, East Bali

62 cliff-top villas above Virgin Beach, sold as deeded shares in the resort.

Sales partner: From USD 70,200
Title: Deeded shares to 2051
Handover: Opening Dec 2029, per developer

View investment details

Arya

Lombok · Sumba · Sumbawa

Pool villas in three resorts on the islands east of Bali, sold fully furnished and operated.

Sales partner: From EUR 90,776
Title: Leasehold, 80 years at Mawi per developer
Handover: To be confirmed

View investment details

You know exactly what you own.

We examine property the way a European bank would. Then we show you everything we found.

Why AETHA

Why investors choose AETHA.

We know the market.
Our background is in finance and Bali property. We know the regulations, the prices and the areas, and we explain what the numbers mean for you.
European-standard due diligence.
Every project is reviewed across six areas before we put our name to it.
Carefully selected projects.
We look at many projects and show only the few that pass. What does not pass does not appear on AETHA.
Fast and clear.
You get a straight answer quickly, and we move at your pace, from the first call to the signed contract.
Built around you.
One adviser from the first conversation through purchase and handover, working to your goals, budget and timeline.

The AETHA Review

Every property we represent is reviewed across six areas before we put our name to it.

01
Concept, location & zoning
What the project is, who it is for, where it sits, its zoning and what the area’s data says.
02
Legal & ownership
Who owns the land and the company, the title, the contract terms and the extension conditions. Read by independent counsel.
03
Developer & construction
Track record, build quality, milestones and penalties, checked on site.
04
Management
The operator’s quality, the management fee, owner use and any limits on managing the villa yourself.
05
Financial model
The promised returns set against the area’s statistics, recomputed after tax and costs.
06
Risks & open questions
What could go wrong, what is still open and what it means for you, published on the project page.

Selection. Due diligence. Disclosure.

We publish what we find, including what we have not yet been able to confirm.

The full review process

Why Bali

Demand is international. Costs are Indonesian.

Bali earns room rates set by international travellers, while land, labour and construction are priced locally. That gap is the investment case. These are the numbers behind it.

6.95m

foreign arrivals in 2025, up from 6.33m in 2024

Source: BPS-Statistics Bali Province, 2026

2.3×

Bali’s average hotel room rate compared with Jakarta: USD 149–151 against USD 63–65

Source: Colliers, Bali hotel market, Q2 2026

No. 1

Australia is Bali’s largest source market, ahead of India and China

Source: Colliers, Q2 2026

~1,700

new five-star rooms opening 2026–2029, including the first Mandarin Oriental on Bali and the first Waldorf Astoria in Indonesia

Source: Colliers, development pipeline, Q2 2026

2026 · The rules changed

Three in four Canggu listings sit outside the tourism zone.

Since 1 August 2026, booking platforms must remove holiday rentals without a licence. A licence requires the right zone. Three national rules set this in 2025, and the official zoning map is public.

UU 18/2025 · tourism law
PP 28/2025 · risk-based licensing
Permenpar 6/2025 · accommodation standards

22,653 Canggu listings, checked against the official zoning map

Tourism zone · short-term rental permitted23.6%

Residential zone · only with conditions, may be refused58.4%

Agricultural zone · effectively excluded17.5%

AETHA analysis of AirDNA listings against the Badung regional spatial plan (RTRW), September 2026

1 in 15

holiday listings in Indonesia had verified licence data in May 2026 (31,233 of about 470,000)

Ministry of Tourism, May 2026

18.4%

of the Canggu corridor is zoned for tourism: a coastal strip 600–1,000 m deep

AETHA analysis, Badung RTRW

business lines closed to new foreign-owned companies on Bali since July 2026, accommodation among them. Existing licences stay valid.

Governor of Bali, July 2026 · an administrative decision that can change

Our reading: fewer villas will be able to rent legally, and those in the right zone with a licence gain pricing power. This is an interpretation, not a forecast. EM Villas sits in the tourism zone.

A financial centre on Bali

Indonesia wants its international financial centre on Bali.

On 21 July 2026 the Indonesian parliament passed the International Financial Centre law. It brings its own regulator, a court that can work in English and tax incentives, and Indonesia is open about competing with Dubai and Singapore. The centre starts in Jakarta; Bali follows “as soon as it is ready”, the President said on 14 August. The site on Bali is still being evaluated, and the Kura Kura special economic zone on Serangan is among those named in the press.

USD 93m

invested in the Kura Kura zone by Q1 2026

USD 6.3bn

development target for the 498-hectare Kura Kura zone

USD 19–31bn

investment the financial centre aims to attract

The large numbers are targets; the first is what has actually been invested. If the plan works, Bali gains demand that does not depend on tourism.

IFC law, DDTC News, July 2026 · Government Regulation 23/2023 · Indonesia Business Post, 12 May 2026 · Bali Business News, 22 July 2026 · ANTARA, 14 August 2026 · Bali Post, 20 August 2026

Read: what is decided and what is not

The other side

Bali is not one market.

The same data that makes the case also sets its limits. We show both: an investor who only hears the good half is being sold to.

−17.6%

average nightly rate of Bali holiday rentals, year on year

AirDNA, August 2026

60.0%

hotel occupancy in Canggu and Tabanan in 2025, the lowest of Bali’s districts

Horwath HTL, March 2026

1–3%

a year: expected room-rate growth after 2026, per Colliers

Colliers, Q2 2026

Location, zoning and the licence decide the outcome, not the island. That is why we vet every project before we sell it.

Free PDF

Bali Investor Guide 2026

What a foreigner can own, the 2026 rules on zoning and licensing, and what a villa returns once every cost is taken out. Every number has a source.

We email it within a few minutes, as a link you can open in one click.

Dr. Balint Juhasz

Founder, AETHA Estates

My name is Dr. Balint Juhasz, founder of AETHA Estates.

My involvement in international real estate began not with the idea of selling properties, but with the search for better investment opportunities beyond the traditional European markets.

Since 2023 I have focused on property in Bali, working closely with international developments, investors and local partners. This experience has also shown me the other side of the industry: ambitious return projections, incomplete information, complex ownership structures and projects that are often presented far more simply than they actually are.

AETHA Estates was created as a response to that.

Our philosophy is built around one principle: investors should understand exactly what they are buying.

That means looking beyond beautiful architecture and projected yields. We examine the legal structure, location, developer background, construction quality, operating model, market assumptions and the risks behind every opportunity we present.

We do not believe that every property is a good investment, and we do not believe that every investor should buy in Bali.

Our role is to identify projects that meet our standards, explain both their strengths and their limitations, and give our clients enough information to make their own informed decisions.

Today AETHA Estates represents a carefully selected portfolio of developments in Bali and the neighbouring islands, and works with investors looking for international real estate opportunities with a long-term perspective.

No pressure. No unrealistic promises. No hidden assumptions.

Just better information, carefully selected properties and a clear understanding of what you own.

Team