Bali · Property with character
A home you want to come back to
A small checked catalogue instead of an endless feed: 15 objects across 12 areas. Confirmed facts only.
See what we stand behind right now.
Ungasan · VillaLeasehold 27+30yMelasti Pool Villa$250K2 BR · 3 bath232 m² build180 m² landAsk about Melasti Pool Villa
Nusa Dua · ResidenceLeasehold 27+25ySOL Nusa Duafrom $149KTownhouse 79 m², 2 bed · 2 bathVilla 86.5 m², 2 bed · 2 bathPhase 2 Feb 2027, phase 3 May 2028Ask about SOL Nusa Dua
Canggu · VillaLeasehold 29yDuo Dreams VillasPrice on request38.9 m² · private poolHandover late 2026From 20% downAsk about Duo Dreams Villas
Cemagi · ApartmentPREDMET.CEMAGIfrom $101KAsk about PREDMET.CEMAGI
Umalas · TownhousePremier Umalas Villasfrom $190KAsk about Premier Umalas Villas
Pererenan · VillaPrivé Pererenanfrom $248KAsk about Privé Pererenan
Seminyak · VillaMinorifrom $294KAsk about Minori
Uluwatu · VillaBingin Elementsfrom $661KAsk about Bingin Elements
Uluwatu · VillaRoyale Residencefrom $1.25MAsk about Royale ResidenceSend us a brief.
Budget, area, timing. We reply within a day, Bali time, with what is actually worth seeing.
Got it. We'll come back to you within a day, Bali time.
The catalogue
15 objects, checked before listing.
Villas, townhouses and residences from $101K to $1.25M across 12 areas. Confirmed facts on every card: prices, sizes, tenure, and permits where on record.
Open the catalogue
Wave Villas
Awwa Boutique Hotel
PREDMET.BABAKAN
X Hotel by Rentaved
SALT of Virgin Beach
Serenity VillasNot every villa deserves your attention.
Legal clarity
Title, zoning, and lease terms read before you fall in love with the pool.
Location logic
Street, access, noise, neighbours, and what gets built next door in 2027.
Rental potential
Occupancy assumptions stress-tested against area data, not brochure math.
From first brief to verified opportunity.
Phase 01Brief
Budget band, hold period, use case. We start with constraints, not listings. The brief decides what never reaches your inbox.
Exhibit · brief notesPhase 02Shortlist
Six options maximum, each pre-filtered against your brief and our area data. Fewer tabs, better questions.
Exhibit · shortlist matrixPhase 03Site & document review
We walk the land, read the certificates, and check the zoning before you book a flight.
Exhibit · land certificate (HGB)Phase 04Negotiation
Price, terms, and lease extensions argued with local precedent, not hope.
Exhibit · term sheetPhase 05Deal support
Notary, due diligence, payment structure. Managed, translated, documented.
Exhibit · notary filePhase 06After-purchase network
Management, rental operators, architects, legal counsel. The part most agencies forget.
Exhibit · operator networkWe prefer fewer options with fewer surprises.
Ownership structure
Who actually holds the title today, and exactly how you will.
Permits & zoning
PBG, SLF, and zoning colour checked against the district master plan.
Developer background
Track record, financing, and delivery history. Verified, not quoted.
Construction stage
Real progress on site, not render progress.
Rental assumptions
Occupancy and ADR benchmarked to the street, not the island.
Exit logic
How you sell it in 2031, decided before you buy it in 2026.
Real estate in Bali is noisy.Everyone sells paradise.We look for structure.
A&J Real Estate works with selected properties, local partners, and clear due-diligence steps to help buyers make calmer decisions.
Send us your brief. We'll tell you what is actually worth seeing.
Got it. We'll come back to you within a day, Bali time.