Buying in Bali, answered.

Sourcing, viewings, negotiation and completion for villas, land and hotels across Bali. You deal directly with the broker handling the property.

No. Much of what we place never gets published. Tell us what you are after and we will say what we can and cannot find.

Investors buying to let, developers and operators after land and hotel sites, and families buying a home or holiday base. Local and overseas, first purchase or fifth.

The whole island. Most inventory sits in Canggu, Uluwatu, Ubud, Tabanan, Nusa Dua and Sanur, with selected opportunities on Lombok.

Not in their own name: freehold is reserved for Indonesian citizens. Foreign buyers use leasehold, Hak Pakai with a residence permit, or a PT PMA company holding Right to Build title. We walk you through which fits your plan.

Commonly 25 to 30 years with an extension agreed up front. Extensions are contractual, not automatic, so they must be negotiated and drafted well at purchase.

An Indonesian company with foreign ownership. You need one for company-held title or a legal rental or hotel business. For a personal-use leasehold villa, you usually do not.

Nominee arrangements. They sit outside the law's protection: if tested, the registered owner keeps the land. We do not arrange them.

Zoning decides what you may build and run: green zones restrict building, residential zones suit villas, tourism zones permit hotels and commercial use. A clean certificate still fails if the zone blocks your plan.

Written confirmation for the specific parcel from the planning office, not the listing description. It is the first check on any land purchase.

Certificate and title, charges and disputes, zoning and permits, boundaries and legal access. A notary (PPAT) leads the formal checks against land-office records.

Yes, matching what is actually built. A villa extended beyond its permit is a problem you inherit, so it is checked before you commit.

Structure first, then shortlist, terms in writing, diligence, signing and payment, registration. Signatures come last.

Depends on the structure. Clean leasehold completes fastest; company setups and larger land take longer. We set out a realistic timeline at the start.

Terms go in writing first, and any deposit should be conditional on diligence. If a check fails, you walk away with your money.

Not for most of it. Viewings run by video and the notary advises what needs your presence or a power of attorney. We still recommend standing on the property before you commit.

Per are: 100 square metres. A hectare is 100 are. Once you know the unit, plots compare cleanly.

Buyer-side transfer tax, notary fees, possible VAT from registered developers; the seller carries their income tax. Confirm current rates with an Indonesian tax advisor.

Annual land and building tax (PBB), lease payments if leasehold, company reporting if PT PMA, rental licences if letting.

Off-plan costs less but you carry delivery risk: the developer's track record is the real product. Ready villas cost more, and you inspect exactly what you get.

A commercial rental needs the right licence, usually a PT PMA for foreign owners. Decide before you buy: it shapes the structure.

A villa earns or houses you now. Land suits building or holding. A development site is a project, with the workload and returns that implies. Be honest about your appetite for effort and the choice makes itself.