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UAthe average rental yield of our clients
Increase your income
by investing in real estate
in Bali and Phuket
Why is it beneficial to work with us?
Our company provides expert selection of personalized investment strategies or a combination of strategies, as well as real estate for living in Bali and Phuket
Our team has a deep understanding of the intricacies of the foreign market and ensures a professional approach throughout every stage of a deal.
We operate confidently in the real estate market, helping clients make wise investments and realize their dream of owning a perfect property.
We always have a wide range of unique and reliable properties to suit various needs and budgets.
We offer only the best possible options, ensuring a stable income and successful investment opportunities for our clients.
Ourservices
We help you to find and purchase the perfect property that matches your needs and goals.
We efficiently support the sales process, ensuring favorable terms for our clients.
Real EstateCatalogue
Why Bali and Phuket areattractive for investment?
Bali — limited supply + growing demand (2025–2026)
- Height restrictions of around 15 meters and cultural requirements for architecture limit large-scale vertical development — this maintains the scarcity of high-quality sites in key areas
- Demand after recovery remains stable: by the end of 2024, there were over 6.3 million foreign visits; in 2025 the trend is positive
- Operational metrics are improving: the average monthly occupancy of “star-rated” hotels in 2024–2025 ranged between 50–70%, depending on the season and location; ADR/RevPAR are growing
- Macroeconomic context of Indonesia: the economic growth rate is close to 5% in 2024–2025, supporting domestic demand and the service infrastructure
What this means for the investor:limited supply + stable tourist flow = strong project potential for designer villas, boutique apartments, and professionally managed properties
Phuket — high occupancy + air accessibility (2025–2026)
- Strong operational base: the average annual hotel occupancy in 2024 was around 79%, with peak months exceeding 80%; high levels are maintained in 2025
- Traffic scale: Phuket Airport handled approximately 8.6 million passengers in 2024 (international and domestic flights), with year-round air connectivity
- Construction regulation: environmental and coastal restrictions, mandatory EIA for large/sensitive projects — this increases predictability and quality of development
- Macroeconomic context of Thailand: moderate economic growth of ~2–3% in 2024–2025, typical for a mature tourist destination
What this means for the investor:high average occupancy + established operators = predictable income models in condos/brand residences near beach infrastructure
Supply:Bali is structurally limited in height and development — a “rarity premium.” Phuket allows development but under EIA and environmental regulations.
Operational pattern:Bali benefits from unique locations and design; Phuket — from a dense winter season and strong operator network.
Macro:Indonesia grows faster, Thailand is more stable — payback horizons and strategies differ.
AboutEstetico EstateCompany
Estetico Estate—your reliable ally in choosing and investing in real estate in Bali. We provide professional and personalised assistance to help you to choose the best investment strategy or find the perfect property in Bali.
Our achievements:
–12+ years of experience on the Bali market.
–More than 200 successful international real estate deals.
–Access to over 300 ready-to-view properties since 2022.
–An average rental yield of 12-14% for our investors.
Buying a high-yield property in Bali and Phuket with us is simple, transparent, and safe. Become one of our satisfied clients and start investing in one of the most attractive destinations in the world today!
Whychoose us?
We respond promptly to all questions from our investors. We quickly organize and conduct online screenings. We address all situations for our clients in a timely manner. We react to market changes and adapt accordingly.
We always fulfill our promises, whether it is sending materials, conducting a demonstration, providing an analysis of the object, within the agreed time frame. We share the choice of an investment object with our clients and continue to responsibly accompany it after purchase.
We organize arrivals, viewings and provide expert assistance on how to combine all this with a pleasant vacation. We help with the opening of bank cards, companies, and tourist visas. We inform the client about the latest developments in the real estate market.
Our task is to make the process of choosing an investment property as easy as possible for our clients. Our managers, who are highly customer-oriented and have a large knowledge base that is constantly being improved, make the process of selecting properties truly easy and enjoyable.
We are interested in long-term cooperation. We provide support to our investors in any situation, even after the purchase. That is why many of our clients recommend us.
Please leave your contact information and we will get in touch with you. If you have any further questions, please don’t hesitate to contact us. We value your feedback and are always happy to engage in dialogue.
Whatour customerssay about us
Real estateon the map of Bali
Get a selection ofpropertiesin Bali or Phuket
Answer 5 simple questions and we’ll provide you with a selection of properties that may be suitable for your needs.
Our approach:5 stagesof collaboration
Welcome tocooperation
Do you have valuable properties that you want to sell?
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who would like to join our team?
Our clients'cases
Purchase of apartments at an early stage for subsequent resale
■ Selecting a project that is entering pre-sale and has a number of key advantages among competitors in a given location.
■ Selection of a unit at a price of$ 120,000
■ Transaction support. The investor makes the first payment in the amount of$60,000
■ Sale of the unit in four months By this point, the minimum price of the apartment is already $140,000
■ Commission to the agency:5%of $140,000= $7,000
Purchase of apartments at an early stage for rental
Choosing a project where the key is:
■ Proximity to Bali’s most famous beach.
■ Extensive project infrastructure.
■ The developer has its own booking system. Its independence from aggregators.
■ Confirmed profitability of the developer’s facilities
■ Not the smallest unit has been selected, but the one with the best price/rental cost ratio.
Purchase of secondary real estate for rent
■ Viewing several properties and choosing a villa for$320,000,built in 2020, which has not yet been rented out.
■ Due Diligence–Verification of land and building documents
■ Accompanying the transaction at the notary.
■ Selecting a management company with a high rating and a management fee of only15%.Conclusion of an agreement with this company.
Purchase of real estate for rent and resale
■ The complex is at an early stage of construction
■TOP LOCATIONin the center of Changgu and 400 meters from the Ocean
■30 YEARSof leasehold. The investor will be able to comfortably exit in 3 years with a balance of27 YEARS
If you have not found a solution to your inquiry or require further assistance, please send us a message, and we will respond promptly.
Why Bali and Phuket are attractive for investment?
Bali:Year-round demand: stable international tourist flow and strong interest from expats. Urban planning restrictions (including height limits and zoning) constrain supply, supporting prices and occupancy. The island has a mature market for villas and boutique apartments, suitable for daily/weekly rental formats with a legal operational model.
Phuket:One of the most visited resorts in Southeast Asia with a strong air hub and a pronounced peak season (November–March). A large share of branded resorts and sea-front condos, with developed long-term rental infrastructure. Environmental/coastal regulations and EIA requirements limit development density in certain locations, maintaining a balance between supply and demand.
What types of properties are available for investment in Bali?
Bali:Villas, apartments, townhouses, commercial lots for F&B/retail. For investment, villas and apartment formats in resort areas are most often chosen.
Phuket:Condos (freehold within the 49% foreign quota), condo-hotels, villas (usually leasehold), townhouses, shophouses on high-traffic streets. “Brand residences” in resorts are popular.
How can a foreigner acquire ownership?
Bali:Direct land ownership by foreigners is not allowed. Working models: long-term lease (leasehold), usage/build rights (Hak Pakai/HGB) through a foreign company (PT PMA), and apartment ownership via strata title (SHMSRS) if conditions are met. Construction/operation requires PBG/SLF and compliance with zoning.
Phuket:A foreigner can own a freehold condo within the 49% foreign quota of the total project area; villas and land are usually leasehold (30-year contracts with extensions per agreement) or via a Thai legal structure. Transactions are registered at the Land Office.
How long does a transaction take?
Bali:For a ready property with clear title: about 2–4 weeks (due diligence, title/zoning checks, lease/assignment agreement, notarial actions). New constructions and changes of use extend the timeline.
Phuket:Freehold condos — approximately 2–6 weeks (due diligence, quota check). Leasehold villas and off-plan properties take longer due to contractual structure and lease registration.
What taxes and fees should be considered for ownership and rental?
Bali:Rental income is subject to a final tax (Art. 4(2) of the Tax Code) — generally 10% of gross rental revenue (for non-residents, withholding applies according to international rules). Additionally, for businesses — local levies (hotels/restaurants) and VAT for registered taxpayers.
Phuket:Annual land and building tax (LBT) for residential property at rates of 0.02–0.1% (depending on cadastral value and usage status). Rental income is taxed progressively at 5–35% (with allowable expenses/documented costs). Upon sale: registration fee 2%, stamp duty 0.5%, or special tax 3.3% (in standard cases, one of them), plus withholding on the seller’s income.
How much does real estate cost?
Bali:Price ranges depend on location/type/condition. Villas in top oceanfront locations and “golden belts” are more expensive than apartment formats in “second lines.” Price is influenced by lease term, presence of PBG/SLF, road accessibility, and view characteristics.
Phuket:Condos near beaches (Kamala, Surin, Bang-Tao, Kata/Karon) are more expensive than inland areas. Price is influenced by sea view, distance to beach/resort, foreign freehold quota, pool management, and branding.
What is the benchmark rental potential?
Bali:With proper management and location — gross potential of up to ~12% per year; actual values depend on season, occupancy, and operational model. This is not a guarantee; downtime, commissions, and taxes should be considered.
Phuket:For resort condos and villas — gross potential of up to ~10% per year with high occupancy during peak months. The final figure depends on location (Laguna area, Kata/Karon, Patong, etc.), building regulations, and legality of the rental format.
Can the property be managed remotely?
Bali:Yes. Professional management companies are available (short-term/long-term rental, housekeeping, reporting). For short-term rentals, comply with local regulations and use legal accommodation models.
Phuket:Yes. Condos are managed by a legal management company; short-term rentals require appropriate licenses/building rules. Villas are usually rented for 30+ days or as part of a legal resort pool.
Which areas are most popular today?
Bali:Canggu/Berawa, Uluwatu/Bukit, Seminyak, Pererenan, Sanur; for a quiet lifestyle — Ubud. Choice depends on purpose: family stay, surf clusters, nightlife, ocean view, proximity to schools.
Phuket:Bang-Tao/Laguna, Kamala/Surin, Kata/Karon, Nai Harn/Rawai, Patong (high traffic), Mai Khao (quiet beaches, branded resorts). Different clusters suit different budgets and seasonality.
What are the key risks?
Bali:Regulatory changes (zoning, permits), operational risks (seasonality, management), legal clarity of rights and quality of leasehold agreements. Currency fluctuations.
Phuket:Strict rules for short-term condo rentals (illegal without licenses), seasonality and storm periods, EIA/coastal restrictions for new projects.
Estetico Estate is a real estate company based in Bali that specialises in rental, sale, and property management services. We provide a personalised approach to selecting, legally supporting, and managing villas.
BUSINESS LICENSING IDENTIFICATION NUMBER: 1110220081485
- Promenade Shop Unit S11 Jalan Kayu Tulang No 82 Canggu, Bali 80363
Indonesia
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