Buyer checklist
12 checks before you buy anything in Bali.
This is the list we run on every object before it enters the catalogue. It is public on purpose: even if you buy somewhere else, run these twelve first.
The land certificate and the actual owner
The seller on the contract must match the name on the certificate, and the certificate must be free of pledges and disputes.
Zoning
The land must legally allow what you plan: residential use, short-term rental, or both. A villa on the wrong zone is a liability, not an asset.
The building permit (PBG)
The permit, formerly IMB, must exist and must match what is actually built, floor by floor.
SLF for finished buildings
The worthiness certificate confirms the building passed inspection. For a completed object, ask for it by number.
Lease term and the extension formula
The years remaining, and the extension price formula in writing. "We will agree later" is the single most expensive phrase in Bali real estate.
Payments tied to construction stages
Off-plan money should follow progress: foundation, walls, roof, handover. A schedule with dates but no stages protects the developer, not you.
The developer’s track record
Completed projects you can walk into, and how late they were. One finished complex says more than any render.
Default and delay terms
What happens if handover slips: penalties, your exit option, and how the paid money is protected.
Utilities and access
Water source, power capacity, road access and any easements. Unglamorous, and the first thing to hurt daily life.
Management after handover
Who runs the complex, what the service charge is, and what it covers. Ask for the numbers per month, in writing.
Taxes on the deal and on income
Taxes exist on the purchase and on rental income. Know who pays what before signing, not at the first invoice.
Resale and assignment
Can you sell the remaining lease, does the developer take a fee, and does the extension survive the sale. Your exit is part of the purchase.
Want it as a file in WhatsApp?
We send the same twelve points as a file, with our comments for the specific object you are considering.
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.