Shanny Advisory
Bali property advisory
The Honest Briefing

The real numbers nobody puts in the brochure.

A plain-spoken briefing on buying property in Bali. What to check, what to avoid, and the yields that are actually real. Written by someone who builds here, for people who would rather not lose money.

See what I build →
Where should I send it?
I send it straight to your WhatsApp, so you can ask me anything back. I reply personally. We may also message you from Core Concept Living. Your number is never sold or passed outside and you can opt out anytime. Privacy
Shanny Poijes
Shanny Poijes · Advisor and developer, Bali
What is inside

A written briefing for anyone considering buying or investing in Bali.

This briefing is the checklist you use before you sign anything.

01
The yields that are real, and the ones that are marketing. What 5 to 10 percent net actually looks like, and why the 25 to 35 percent numbers are fantasy.
02
Can you rent it out? The two lanes still open to a foreign owner, and why the villa sold as an Airbnb business is the one to question.
03
The ways foreigners hold property here. Which are legal, and which one quietly puts your money in someone else's name.
04
What a villa really costs to own. The yearly costs nobody adds up, from land tax to the sinking fund, plus the tax on your rent and on your exit.
05
The five traps to walk away from. Including the villa with no building permit, and the shortcut that can leave you with a structure you may never get certified.
06
A one-page checklist. Twelve honest questions. A good villa answers all of them.
The podcast · The full conversation

Bali's 2026 rules, explained in plain words.

I sat down with Paras and Alberto to go through what changed this year, who is exposed, and what still works. You get the full conversation, free.

Where should I send it?
It plays right here. I also send the briefing to your WhatsApp, so you can ask me anything back. I reply personally. We may also message you from Core Concept Living. Your number is never sold or passed outside and you can opt out anytime. Privacy
Recorded in Bali · October 2026🔒 Free with sign-up
Investing in Bali under the 2026 rulesShanny Poijes with Paras and Alberto
Full episode. Sign up and it plays here straight away.
In this conversation
01
Lawyer, consultant, developer
0:00
02
The licence most buyers miss
3:31
03
The laws didn’t change
5:56
04
The 2026 rule change
7:49
05
The nominee question
11:16
06
The management company myth
15:48
07
Renting it out while you travel
16:48
08
The passive income theory
21:16
09
The market nobody licensed
27:34
10
Crackdown or fairy dust
32:48
11
What agents won’t tell you
37:50
12
The seller’s notary
41:23
13
Due diligence, done properly
43:56
14
The rules AI can’t find
47:45
15
Why smart buyers switch off
51:39
16
Build first, permit later
57:17
17
What really drives land prices
1:01:50
18
Stuck with a valid permit
1:04:59
19
The freehold myth
1:07:54
20
The routes still open
1:15:40
21
Buying into a hotel project
1:21:59
22
When the developer goes bust
1:25:11
23
Why a villa isn’t a hotel
1:30:24
24
Good intent, rushed rollout
1:31:58
25
Advice for buyers this year
1:37:13
26
The yield reality check
1:39:47
Who is in the room

Three people who work with these rules every day.

Shanny Poijes

Shanny Poijes

Core Concept Living
Independent Real Estate Advisory and Real Estate Development Specialist

Advises buyers independently and builds residential communities, currently in Seseh, Bali.

Paras Suresh Punjabi

Paras Suresh Punjabi

Theta Law
Founder and Managing Partner

A lawyer for almost ten years, he leads Theta Law, the legal arm of Trident Treehouse, and runs its due diligence and legal services.

Alberto Furger

Alberto Furger

Trident Treehouse
Co-founder and Managing Director

Nine years in Bali, he runs a one-stop firm for immigration, tax, accounting and company setup, with offices in Jakarta, Bali and Singapore.

Shanny Poijes
Who is telling you this

I work in this market in two capacities.

As an independent advisor to buyers, and as a developer building villas of my own. The second is what gives the first its weight. I have carried these risks with my own capital, so I can show you where the market catches people.

If you are running your own project or building your own home, that is where I am strongest. The structure, the permits and the people on the ground are the harder job, and it's the one I do best.

Core Villas · Seseh, Munggu, Bali

And this is what I build.

Shanny Advisory is the advice. Core Villas is where I put it into practice: one of the few genuinely residential neighbourhoods in Seseh, built to a single standard and fully managed. When you are ready, come and explore it.

Explore Core Villas →