Real Estate Commissions in Bali: What a Foreign Agent Actually Earns
One of the first questions an agent asks is: "How much will I earn?" Let’s break down the real commission structures in the Bali real estate market in 2025.
Basic rates:
An agent’s commission in Indonesia is 3% of the transaction value. This is the standard for both resale and new developments. On some projects, developers pay 5–7% for primary sales to incentivize partners.
Who pays the commission:
Usually the seller (the developer or the owner in a resale deal). The buyer almost never does. This is a key difference from the Russian market.
How the commission is split between agents:
If you brought the client, but the deal is closed by a local agent, the split ranges from 40/60 to 50/50 depending on the amount of work and your negotiating position. If you both brought the client and manage the entire transaction, 60–80% goes to you, with the rest going to the local partner for having "boots on the ground."
If you work directly with the developer, you keep 100% of their commission, but you also take full responsibility for the deal.
Example deal economics:
The client buys a villa for $300 000.
Commission at 5% = $15 000.
If you work 50/50 with a local agency, your share is $7500.
If you sell the project directly from the developer, your share is $15 000.
A sustainable monthly target is 1–2 deals. That means $15–30 thousand in revenue.
How to document the commission:
The commission must be included in a written agreement with the seller before you bring the client. Without this, you will not be able to enforce it later.
For a partnership with a local agency, sign a Co-Brokerage Agreement clearly stating: who brought whom, how the commission is split, who pays the taxes, and when the commission is paid.
Standard payout terms:
— 30–50% immediately upon signing the contract and receiving the client’s first payment.
— The balance after full payment and completion with the notary.
If a developer offers "everything at the end," that is a bad sign.
Taxation:
Commission is taxable. If you work as an individual abroad, taxes are paid in your jurisdiction. If you work through a PT PMA in Bali, Indonesian corporate tax is 22%.
Often the commission is received through the PT PMA bank account and then paid to the founder-agent as dividends (after 10% dividend tax) or as salary.
Red flags in commission offers:
— "10–15% commission" from a shady developer. An inflated commission is often compensation for high project risk.
— "We only pay if the client reaches the deal." That is normal, but not "we only pay a year after handover." Tie it to milestones, not the final outcome.
— "No written agreement, we’re all friends here" — never work without written confirmation.
— "Double commission if you bring 5 clients" — usually a trap to make you sell only their properties without having alternatives.
Transparent commissions are the foundation of long-term work. One proven deception from a partner, and you lose not only money, but also your clients’ trust.