Property Due Diligence in Bali
Expert Bali Property Due Diligence
Navigating Indonesian property law is complex for foreign investors. Our property due diligence services in Bali eliminate risk by investigating land history, zoning, and customary claims. We provide total security by ensuring your acquisition complies with 2026 regulations. Trust our team to protect your capital and bridge the gap between your vision and local legal requirements.
Free ConsultationKey Features
Legal Title & Ownership Audit
We conduct a deep-dive search at the National Land Agency (BPN) to verify the authenticity of certificates (SHM, HGB, or Hak Pakai). We ensure the seller has the absolute right to sell and identify any hidden mortgages or liens.
Zoning & Land Use Verification (KKPR)
We verify the property’s "Zonasi" to ensure your plans match local regulations. Whether you want a residential home (Yellow Zone) or a commercial rental villa (Tourism/Purple Zone), we confirm the land’s legal utility.
Permit & Compliance Check (PBG/SLF)
We audit existing Building Approvals (PBG) and Certificates of Worthiness (SLF). This ensures the structure is legal, avoiding the risk of government-ordered demolition or hefty fines for non-compliance.
Customary (Adat) & Community Review
Unique to Bali, we consult with local Desa Adat (traditional villages) to ensure there are no ancestral claims, sacred sites, or "green belt" restrictions that could halt your project.
Tax & Liability Assessment
We calculate all transfer taxes (BPHTB/PPh) and check for outstanding PBB (Land and Building Tax) to ensure you aren't inheriting the seller's old debts.
Minimum Requirements
Proof of Identity
A high-quality scan of your Passport (valid for at least 18 months).
Property Documents
Copies of the Land Certificate (Sertifikat), Building Permit (PBG/IMB), and the most recent Tax Receipt (PBB).
Seller Information
Identity cards (KTP) of the seller and their spouse (as spousal consent is mandatory in Indonesia).
Signed POA
A Power of Attorney allowing us to verify documents at the BPN and local government offices.
Process and Timeline
1
Document Collection & Initial Review
We gather all original scans from the seller and verify the owner’s identity. This sets the foundation for the entire legal audit (1 to 2 Days).
2
Official BPN Verification
Our team visits the National Land Agency (BPN) to check the certificate’s authenticity. We confirm the title is clean and free from any active disputes or bank liens (3 to 5 Days).
3
Zoning & Environmental Audit
We consult local planning records to verify the land’s current zoning status. We ensure your intended use (residential or tourism) is permitted under 2026 masterplan updates (2 to 3 Days).
4
Field Survey & Community Consultation
We visit the site to check physical boundaries and meet with the local Banjar (village council). This step identifies any unrecorded “Adat” or customary claims (2 to 3 Days).
5
Final Report Delivery
You receive a comprehensive report with a clear “Pass” or “Fail” recommendation. We include all supporting evidence so you can proceed with a secure purchase (1 Day).
*Total Estimated Timeline: 2 to 3 Weeks Note: This timeframe allows for the completion of all legal checks and the preparation of the final deed by the Notary.
Important Consideration
Professional Ownership Structuring
For many clients, a professional nominee or trustee arrangement is the most efficient path to holding property. We provide a secure legal framework that includes:
- Irrevocable Power of Attorney: Giving you full control over the property’s use and sale.
- Loan & Security Agreements: Legally binding the property as collateral to protect your financial investment.
- Pre-signed Transfer Deeds: Allowing for a seamless transition of the title whenever required.
Other Critical Factors
- Zoning is King: Never rely on verbal promises: if the land is in a “Green Zone,” you cannot build, regardless of what an agent says.
- Spousal Consent: If a seller is married, the transaction is void without the spouse’s signature.
- Access Rights: Always verify if the access road is public or private. Private access requires a formal legal agreement to ensure long-term entry rights.
Frequently Asked Questions
Can a foreigner legally own land in Bali?
Foreigners cannot own “Freehold” (Hak Milik), but you can safely and legally own property through Leasehold (Hak Sewa), Right to Use (Hak Pakai), or Right to Build (HGB) via a PT PMA company.
Why do I need due diligence if I already have a Notary?
A Notary (PPAT) is a neutral government official who witnesses the signing. They typically do not perform deep background checks on zoning, soil quality, or community disputes—that is the role of your due diligence partner.
What is the difference between IMB and PBG?
PBG (Building Approval) is the updated system replacing the old IMB. If you are buying an older villa, we verify if the IMB is still valid or if a transition to PBG/SLF is required.
How do I know if the land is in a "Green Zone"?
We verify this through the official Informasi Tata Ruang (ITR). Green zones are protected for agriculture; building here is strictly prohibited and can lead to property seizure.
Is a deposit required before starting due diligence?
Most sellers require a refundable deposit to “lock” the property while we conduct our search. We recommend placing this in a secure escrow account or with a trusted Notary.
Comprehensive Support to Keep Your Business Running Smoothly
From operations to local compliance, our support services are designed to help your business grow sustainably in Indonesia.
Disclaimer
The content provided on this website is published by PT. Bisnis Hub Asia (“we“, or “us“) for general informational purposes only. While every effort is made to ensure the accuracy and timeliness of the information presented, we make no representations or warranties, express or implied, as to the completeness, accuracy, reliability, suitability, or availability of any content, products, or services described on this website. Any reliance placed on such information is strictly at the user’s own risk.
We are a private, independent entity and are not affiliated with, authorized by, or acting on behalf of the Government of the Republic of Indonesia, its ministries, agencies, or any officially appointed representatives. This website does not provide, offer, or promote any official government documents or services, including but not limited to:
-
Business identification numbers (Nomor Induk Berusaha – NIB);
-
Tax refunds or rebates;
-
Stay Permit or electronic travel authorizations;
-
Passports or other immigration-related documents.
Any references to such services are provided solely for general informational purposes and should not be construed as an offer or facilitation of official services.
We are committed to ensuring the protection of your personal data in accordance with Law No. 27 of 2022 on Personal Data Protection. Any personal information collected through this website will be processed for the purposes clearly stated in our [Privacy Statement]. We do not sell or misuse personal data under any circumstances.
By accessing and using this website, you acknowledge and agree to the terms set out in this Disclaimer. You further agree to use this website and the information provided responsibly and in compliance with applicable laws and regulations.
For further information or questions regarding this Disclaimer, please contact us via the channels provided on our Contact page.
Disclaimer
The content provided on this website is published by PT. Bisnis Hub Asia (“we“, or “us“) for general informational purposes only. While every effort is made to ensure the accuracy and timeliness of the information presented, we make no representations or warranties, express or implied, as to the completeness, accuracy, reliability, suitability, or availability of any content, products, or services described on this website. Any reliance placed on such information is strictly at the user’s own risk.
We are a private, independent entity and are not affiliated with, authorized by, or acting on behalf of the Government of the Republic of Indonesia, its ministries, agencies, or any officially appointed representatives. This website does not provide, offer, or promote any official government documents or services, including but not limited to:
-
Business identification numbers (Nomor Induk Berusaha – NIB);
-
Tax refunds or rebates;
-
Visas or electronic travel authorizations (e-Visa, e-VoA);
-
Passports or other immigration-related documents.
Any references to such services are provided solely for general informational purposes and should not be construed as an offer or facilitation of official services.
We are committed to ensuring the protection of your personal data in accordance with Law No. 27 of 2022 on Personal Data Protection. Any personal information collected through this website will be processed for the purposes clearly stated in our [Privacy Statement]. We do not sell or misuse personal data under any circumstances.
By accessing and using this website, you acknowledge and agree to the terms set out in this Disclaimer. You further agree to use this website and the information provided responsibly and in compliance with applicable laws and regulations.
For further information or questions regarding this Disclaimer, please contact us via the channels provided on our Contact page.
Meet the Expert
Meet the Expert
Edy Tama, SH, LLM.
Chief Operating Officer at Business Hub Asia
Edy Tama is a seasoned legal and compliance executive with over 20 years of experience in Indonesia and Southeast Asia. As COO at Business Hub Asia, he oversees day-to-day operations and ensures regulatory integrity across legal, licensing, and client service teams. His core expertise is in corporate law, regulatory compliance, and risk management for international clients in emerging markets.
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