Ubud holds a place of its own in Bali. Away from the coast, this inland area stands out for its rice paddies, its temples and its rich cultural life. Buying here answers a variety of wishes: a peaceful place to live, a base for long stays or an accommodation project. Each objective calls for a different kind of preparation. Here are some pointers to help you move forward with clarity.
Ubud: understanding the framework before you choose
Ubud is unlike the seaside neighbourhoods. Located inland, this area appeals for its rice-paddy landscapes, its artisans' workshops and its atmosphere geared towards culture and well-being. Daily life here is calmer and greener, but also further from the beaches. Before becoming attached to the name of an area, picture an ordinary week on the spot. Where would you go in the morning? How would you get around? Which services would be useful to you day to day? Ubud extends across several areas, from the lively centre to more secluded villages. The atmosphere changes from one street to the next. A home close to the shops does not offer the same daily life as a villa isolated amid the rice paddies. In both cases, check the actual access to the house: some roads are narrow, others barely passable in the rainy season. This concrete projection brings out the essential criteria and those on which you can remain flexible. It saves you from choosing an address on an impression rather than on how you will use it.
First a use, then an address
A villa for a few weeks' holiday, a regular place to live and a project intended for letting are not chosen in the same way. In Ubud, this distinction is central. A personal retreat will favour quiet, the view and privacy. An accommodation project will focus more on accessibility, proximity to points of interest and operating conditions. Start by asking yourself the question of use. Do you intend to live there several months a year? To host family? To entrust the property to a management service while you are away? Each answer shapes the type of property, its location and the rights to seek. If you are considering letting, bear in mind that the rules of use and permissions vary from one area to another and change over time. A quiet, secluded villa may appeal to you as a residence but not suit an accommodation project, and vice versa. Clarifying use first then lets you compare addresses on solid grounds, rather than being guided by a single attractive photograph.
Examining a villa in its surroundings
A fine presentation is no substitute for careful observation. Ask to see the interior spaces, the grounds and the immediate neighbourhood. In Ubud, the surroundings play a major role: a villa bordered by rice paddies may see its setting change if a building goes up nearby. Note the access conditions, the ventilation, the humidity, the fittings, the upkeep of the pool and any nearby works. The island's indoor climate, more humid in Ubud than on the coast, deserves particular attention. Ask about the state of the electrical installations, the water quality and the drainage. A structured video visit helps to prepare an on-site visit. On its own, however, it does not allow you to verify the technical condition of the property. So plan a visit on the spot, or the involvement of an independent professional for the technical points. Also take the time to observe the neighbourhood at different moments: noise, passing traffic, surrounding activities. What you cannot see in an image often makes the difference once you have moved in. The Sanctuary Ubud is among the developments JL Home International presents in this area; as with any property, the conditions are to be confirmed on request.
The rights attached to the property: the central question
In Bali, buying does not always mean the same thing. A foreign person cannot directly hold Hak Milik, the freehold title reserved in principle for Indonesian citizens. Several routes exist, which do not confer the same rights. A leasehold corresponds to a rental or usage contract for a defined period. Hak Pakai is a regulated right of use, subject to conditions linked in particular to your immigration status and to the property. A company structure, the PT PMA, can hold a time-limited right to build, HGB, within the scope of an eligible activity. Each of these options suits different situations and comes with its own rules. Always verify the owner, the underlying title, the duration, the building or sub-letting rights, and the conditions for transfer and termination. An announced renewal must be assessed separately from the right already acquired: it should not be taken as granted in advance. As a matter of principle, we rule out any use of a nominee intended to circumvent the restrictions. Before committing, have the contracts and rights examined by an independent local notary or lawyer. A marketing phrase is not enough to describe what you are actually acquiring.
Building a budget that covers what follows
A project in Ubud is not just the displayed price. Gather separately the price presented, the announced fees, the furnishings, the upkeep and the management. For each line, state the source of the amount and what remains to be confirmed. This method saves you from unpleasant surprises and clarifies the uncertain part of your budget. Upkeep deserves particular attention in a humid, lush environment: garden, pool and indoor humidity call for regular monitoring. If you entrust the property to a management service while you are away, factor in this cost from the outset. If you are considering letting, ask for the assumptions behind any projection and also allow for expenses during periods with no occupant. Do not build your budget by counting on constant occupancy. Our approach keeps a cash reserve and tests the project's resilience without relying on regular rental income. On the financing side, several avenues can be compared: available contribution, documented family support or a loan accepted by a French bank. Do not assume that a local mortgage will be available to a non-resident buyer. Any financing proposal must be the subject of a written agreement, and a loan application remains distinct from the reservation of a development.
Preparing your discussion with JL Home
A project in Ubud is built in stages. Start by defining your use, your overall budget and the periods when you will be present. You can then compare the areas and request the documents for the properties that match these criteria. The first discussions, criteria and video visits can be prepared remotely. The technical and contractual checks then require documents and, depending on the case, independent interventions on the spot. To prepare your first discussion, state your objective, your areas of interest, your timeline and your intended budget. Add the points that are currently preventing you from deciding. Jonathan Lombi can thus begin the discussion with a clear reading of your project and organise the questions to explore further. Our role is to organise the complete budget, the payment schedule and the comparison between the rights on offer. The independent lawyer verifies the rights and the contract. The tax adviser analyses the flows and your tax residence. The bank decides on the financing. Our simulations keep the remaining duration of the right as an essential point, without valuing an uncertain renewal as already acquired. Finally, remember that the rules change: they must be confirmed at the time of your project by an independent local professional.
To check before buying in Ubud
- Describe your use: stays, regular living or letting
- Compare actual access, services and daily journeys
- Identify the title or lease and its remaining duration
- Have the contracts reviewed by an independent local lawyer
- Build a budget covering upkeep and periods with no occupant
- Confirm zoning, permissions and the authorised use of the property