Bali vs Georgia: Where Should You Invest in 2026?

Beyond Albania, two markets dominate our investor conversations in 2026: Bali (Indonesia) and Georgia. Both offer sea/mountain lifestyles, both attract remote workers, but the investment mechanics could not be more different.

Entry price

Canggu: turnkey 2BR villa €180,000–€280,000. Ubud: 2BR villa €130,000–€220,000. Batumi: 1BR sea-view apartment €55,000–€90,000. Tbilisi: 1BR city apartment €65,000–€110,000. Georgia is roughly one-third of Bali's ticket size for a comparable rental product.

Legal ownership

In Indonesia, foreigners cannot hold freehold (Hak Milik). The two workable structures are leasehold (25–30 years, extendable) or a PT PMA (foreign-owned company) holding a Hak Guna Bangunan title. In Georgia foreigners buy full freehold with no restrictions except on agricultural land.

Rental yields

Canggu villas: gross 10–14%, net 7–9% after management. Ubud: gross 8–11%, net 5–7% — the wellness/yoga market is more seasonal. Batumi: gross 9–12% in season, net 6–8% via aparthotel operators. Tbilisi: gross 7–9%, net 5–6.5% year-round with corporate and diplomatic tenants.

Tax

Bali: 10% final tax on rental income plus 11% VAT on short-term rental turnover for PT PMA structures. Georgia: individuals pay 5% on rental income (Small Business Status: 1% on turnover up to 500,000 GEL). Georgia is objectively the more tax-efficient of the two.

Capital appreciation

Canggu prices have doubled in five years but growth is now slowing to 6–8% annually as supply catches up. Batumi is in a second wave of growth driven by Turkish and Israeli capital — 10–14% annually since 2023. Tbilisi is more mature, 5–7% annually.

Currency and repatriation

Indonesian rupiah is volatile — most investors invoice in USD via booking platforms to hedge. Georgian lari is more stable but not fully convertible; use USD or EUR bank accounts. Both countries allow free repatriation of profits.

Who should choose Bali

Investors who want lifestyle first, yield second, and are comfortable with a leasehold horizon or a PT PMA setup. Minimum practical ticket €150,000. Best fit: entrepreneurs already spending 2+ months a year in Asia.

Who should choose Georgia

Investors who want low entry, freehold ownership, EU-candidate legal environment, and simple 1% or 5% tax. Minimum practical ticket €55,000. Best fit: cash-flow focused investors, Europeans hedging against home-market taxation, and remote workers using Georgia's 1-year visa-free stay.

Our position at EurAlb

We work with both markets, but for most first-time international property investors we recommend starting with Georgia (lower ticket, freehold, cleaner tax) and layering Bali later once you know how you actually want to use the asset. Albania sits in between and often works as the natural third leg of a Mediterranean + Caucasus + Asia allocation.