Questions investors ask us.

Not as freehold. Foreigners hold a long-term lease (leasehold), set out in a notarised contract, of the land and the villa on it, or, in some projects, shares in a company or resort. At EM Villas the lease runs 30 years, with an option to extend by another 30.

The land returns to the owner unless the lease is extended. We show the lease term and extension terms on every project page, and we calculate returns over the remaining term, not forever.

In most structures, not to hold a leasehold villa that a licensed operator rents out for you. A foreign-owned company (PT PMA) is needed if you want to run a rental business yourself. Since July 2026 Bali no longer licenses new foreign-owned companies for accommodation, so check this with a lawyer first.

EM Villas, The One and Virgin Oasis are priced in US dollars, the Arya resorts in euros. Always pay to the company account named in your contract, never to a private account.

No. We show the developer’s model next to one based on market data, and the gap between them. Rental income depends on location, licence, management and the market.

Indonesian taxes on the purchase are included in the EM Villas price. Tax on rental income depends on the structure and on where you are tax resident, so please check it with your own adviser. We provide the figures they need.

EM Villas is our own development, so we earn from the sale and from the project. For partner projects the developer pays us a commission; the terms are available on request.

At EM Villas the construction contract sets a 1 July 2027 deadline and a daily penalty after it, and payments follow certified milestones. For partner projects we show each developer’s terms and what we have not verified yet.

Only in the right zone and with a licence. Since August 2026 platforms remove unlicensed listings. We check the zone on the official spatial plan before we offer a project.

Yes, and we encourage it. We arrange a site visit, or a live video walkthrough if you cannot travel.