Rental market overview
Indonesia's rental market is largest in Jakarta (the capital) and Bali (the primary expat destination). Other cities (Surabaya, Bandung, Medan, Makassar) have smaller expat rental pools. In Jakarta, demand centres around SCBD (Sudirman), Kuningan, Menteng, and Kemang. In Bali, the market is concentrated in South Bali (Seminyak, Canggu, Sanur, Jimbaran, Uluwatu) and Ubud.
Typical rental costs (monthly, IDR)
Indicative ranges as of May 2026:
Jakarta
- 1-bed apartment in SCBD/Kuningan: 5-15 million IDR (300-900 EUR)
- 2-bed apartment in SCBD/Kuningan: 10-25 million IDR (600-1,500 EUR)
- 3-bed house in Menteng or Kemang: 20-50 million IDR (1,200-3,000 EUR)
Bali (South Bali)
- 1-bed villa/room in Canggu or Seminyak: 3-10 million IDR (180-600 EUR) per month on annual lease
- 2-bed villa with pool (annual lease): 8-25 million IDR (480-1,500 EUR)
- 3-bed villa with pool (annual lease): 15-50 million IDR (900-3,000 EUR)
- Long-term (1 year+) rentals are significantly cheaper than short-term (monthly) rentals. Many villas quote in USD.
Surabaya
- 2-bed apartment: 3-8 million IDR (180-480 EUR)
- 3-bed house: 5-15 million IDR (300-900 EUR)
Lease terms
- Standard lease: 12 months for unfurnished; 12-24 months for furnished villas in Bali.
- Deposit: typically 3 months' rent (refundable, minus damages and unpaid utility bills).
- Payment: annual lump-sum payment often expected in Bali for villa rentals (discount negotiable). Jakarta apartments more commonly accept monthly payment during the lease.
- Utility bills: electricity (PLN), water (PAM, local), and internet paid separately. PLN rates are tiered; a villa with AC and pool can run 500,000-2,000,000 IDR/month (30-120 EUR).
- Early termination: you usually forfeit the deposit. Some contracts allow replacement tenant.
Finding accommodation
- Online portals: Rumah123 (English interface), Lamudi, OLX Indonesia [1,2,3].
- Facebook groups: "Bali Expats", "Jakarta Expats", "Bali Rental Villas": very active.
- Local agents: common. In Bali, many agents are independent. Fee is typically the landlord's responsibility (1 month rent).
- Word of mouth: the most reliable method in Bali; many villas are never listed online.
- Short-term rental first: stay in a guesthouse or Airbnb for 1-2 months while searching.
Property purchase for foreigners
Indonesian land law (UUPA 1960) restricts land ownership to Indonesian citizens [4]. Foreigners may:
- Hold Hak Pakai (Right to Use) title on land for a renewable 30-year period, extendable once by 20 years. This covers a house or apartment.
- Own Strata Title (SHMSRS) in a condominium, limited to the 80% quota designated for Indonesians (foreign quota is 20% of units).
- Own a house on Hak Pakai land: most commonly structured as a long-term leasehold (typically 25 years with renewal options), the norm for villas in Bali.
- You cannot get full freehold ownership as a foreigner. Company-owned (PT PMA) land is possible for business purposes but not for personal residence.
Utilities and internet
- Electricity: PLN (Perusahaan Listrik Negara). Connection requires rental contract or ownership docs. Deposits 500,000-2,000,000 IDR.
- Water: PAM (government) or local well. Many Bali villas use well water; check if it's potable (most is not).
- Internet: IndiHome (Telkom), First Media, MyRepublic, CBN. Fibre broadband: 300,000-1,000,000 IDR/month for 50-300 Mbps.
- In Bali, Starlink has become available as an alternative in areas without fibre coverage.
Common issues
- Mould and humidity: pervasive in coastal Bali. Dehumidifiers are essential.
- Noise: neighbourhood mosques broadcast the adhan five times daily. In Bali, temple ceremonies can involve all-night gamelan. Check proximity before signing.
- Mosquitoes: dengue-endemic area. Check for screens on windows and consider mosquito management as part of the rental negotiation.
- Water: in many Bali villas, the water supply is from a bore well with a storage tank. Tank water should not be consumed without filtration. Check the water pressure and pump system.
- Road access: some villas are down narrow gang (alley) roads that are impassable by car. Check vehicle access.
This page is not legal advice. Consult a qualified lawyer before signing contracts.