The questions, and the honest answers.

Not freehold. Hak Milik is limited to Indonesian citizens under Article 21 of the Basic Agrarian Law, and Article 26 voids any arrangement intended, directly or indirectly, to put freehold in foreign hands. What is open to you is leasehold, Hak Pakai, or HGB held through an Indonesian company. Almost every villa advertised in Bali is the first of those.

A nominee arrangement has always been void, and since Perda Bali 4 of 2026 came into force in February it is also an offence to act as an intermediary or facilitator for one. Listed sanctions run as far as revocation of licences and demolition. Bali Property Sourcing does not arrange nominee structures and will not introduce you to anyone who does.

Usually not, if you want somewhere to live. A PT PMA is the right structure when you are running a business out of the property or operating more than one, and it is an expensive wrapper when you are not, because it carries capital, reporting and tax obligations whether it trades or not. The capital requirement changed in October 2025, so most advice online about it is out of date.

A lease is a contract, so a leasehold purchase does not depend on your permit status the way people assume. Hak Pakai is the one where permit status is part of the question, and it is also the point where current sources contradict each other. Ask your notary to put the answer in writing rather than taking it from an agent, including this one.

On its own, not very much. A clause that leaves the number to be agreed at the end of the term, with no formula, no cap and no named valuation method, hands the landowner the pricing decision at the moment you have the least room to walk away, because your building is already on their land. What gives the clause weight is a stated method: a fixed figure, a capped increase, or valuation by a licensed appraiser. Ask which of those is in the deed before the phrase reassures you.

Only where the zoning permits it, and that is a different document from the lease. KKPR, spatial use conformity, decides whether the parcel allows what you intend, and on land that looks perfect the answer is frequently no. Green zone and protected agricultural land rule out building regardless of what a lease says you may do. A lease granting the right to build does not create a planning permission.

Twenty five years of term, and an option to extend for twenty five more. The option is not term. Whether it is a fixed price renewal, a renewal at market value, or a bare right of first refusal changes what you have bought entirely, and that clause is worth more attention than the headline number.

No. Work from the expiry date on the deed. Years remaining was true on the day somebody wrote it and marketing material does not recalculate itself. Two other things go wrong here regularly: an extension already exercised and quietly counted twice, and an extension described as though it were term.

Probably not, and that surprises most buyers. Hak Sewa is not among the rights Government Regulation 24 of 1997 lists as registrable, and the official who draws land deeds has no authority to make one, so a notary draws it instead. Your protection is contractual rather than registry based, which is not the same thing as unsafe.

Article 1576 of the Civil Code means a sale of the land does not break your lease, and that is a real protection. What no source settles is how reliably it holds against an heir, or against a bank foreclosing a mortgage registered over the land, and enforcement would be a civil action rather than pointing at a certificate. Ask your notary whether a hak tanggungan is registered over the land before you go near a deposit.

Only if the deed says so. Assignment, sub-lease and inheritance are all contractual, and a deed that is silent leaves your heirs negotiating rather than inheriting. It is one of the eight questions worth taking to a notary in writing.

Unless the deed says otherwise, the land and everything built on it goes back to the landowner at no cost. That is the default, so if the material you have been sent does not mention it, that is the material being polite rather than the rule being different.

The tax falls on the landowner's rental income. PP 34 of 2017 sets a ten per cent final tax under Article 4 paragraph 2 of the income tax law, withheld at payment where the tenant is a company and paid by the owner directly otherwise. What reaches you is the pricing rather than the filing: a figure quoted net means the seller expects that ten per cent to come off your side instead of theirs. Ask whether the price is gross or net before it goes into the deed, and have a tax adviser confirm the treatment for your own structure.

BPHTB, acquisition duty, is paid by the buyer, capped nationally at 5 percent and then set by each regency with its own allowance. The seller pays PPh final at 2.5 percent, which often gets negotiated into the deal anyway. Then the deed fee, and PBB annually after that. Anyone quoting one number for all of Bali is rounding, because Badung and Tabanan set their own.

Not something we can arrange or point you to. Indonesian bank finance to a foreign buyer over a leasehold villa is not a normal product, and in this price band purchases are either paid outright or run on a developer payment plan when the property is off plan. If a payment plan is the attraction, read what happens to your money if the build stops.

Prices right across the market are quoted in US dollars, including on this site, but payment made inside Indonesia is generally made in rupiah. Which rate applies, on which date, and who wears the movement between signing and settlement, are terms to agree in writing rather than assume. Every price here can be switched to rupiah, Australian dollars or euros at the top of the page.

It varies by seller and it is negotiable more often than people think. What matters more than the percentage is what the deposit is called, whether it is refundable and on what conditions, and whether you have seen every source document before it leaves your account. On anything on this list, the documents come first.

Not automatically, and this is the assumption that costs people the most. Letting a property out requires business registration and the right classification, and which classification a foreign owned company may lawfully hold for short term letting is not settled in any source we could verify. Ask a licensing consultant to show you the answer from OSS, in writing, before you buy on that basis.

Three reasons. The person supplying a projection is selling you the asset and nothing binds the projection to the outcome. The figures often do not survive contact with the seller's own file, and on one property this year the seller's material carried two sets of forecasts that contradicted each other. And a yield figure quietly assumes a licensing position that is very rarely stated. What you get instead is the price, the lease, the dates and the documents, so you can build your own.

Not under this brand, and there is a disclosure attached to the answer. Bali Property Sourcing does not manage property. Fabric Property Management does, and Fabric and Bali Property Sourcing share the same owners, so an introduction here is not an independent recommendation and should not be treated as one. No referral fee changes hands, which is beside the point. The ownership is the reason to price Fabric against two other managers rather than take the introduction on trust, and if you ask, other names get sent with it.

It is riskier in a specific way: there is no building to inspect, so the distance between what you were shown and what you signed does the damage. The render is not a term of the contract. What is in the contract about substituting materials, about which plot is yours where the plots vary, and about what happens when the date slips, is the part to read twice.

Not on its own. Building approvals in Indonesia are typically not complete until a build is well advanced, so a developer without a finished permit set at the point of sale is not necessarily hiding anything. The question that matters is what the contract says happens if the approvals never arrive.

Find the clause that says what happens when the completion date slips. If there is no consequence for late delivery then there is no deadline, only an expectation. The same goes for the money: ask what your payments are secured against while the building does not exist yet.

Nothing. Five percent of the sale price is paid by the seller side. No buyer's fee, no retainer, no search fee, and nothing added to the price because you came through us. The price on the listing is the price.

Being paid on completion is a conflict of interest and pretending otherwise would be worth nothing, since anyone can claim to be above it. What is worth something is publishing the things that cost the sale: the document where it contradicts the seller, no projections at all, and saying plainly when nothing on the list suits you.

Because things get turned down. A list is only evidence of anything if properties fail to make it, and the ones that fail usually fail on a document rather than on taste. If nothing on it suits you, say so and the search happens off list.

People do, and it is the situation that needs the most care rather than the least. Every source document goes to you before a deposit, an independent notary does the verification at the land office, and if you cannot get here to stand on the plot, ask and someone will drive it and send you the video with the timestamp on it.

You can, and it is the common mistake. A PPAT or notary is required to process the transaction, and the seller or developer will usually have one lined up, which is convenient rather than independent. The land office certificate check in particular is worth having run by someone acting for you alone, because it is the step that surfaces blocks, disputes and any mortgage registered over the land. Bali Property Sourcing does not act as your notary and takes no share of what one charges.

No, and you should be wary of anyone who says they do. The certificate check at the land office is done by your notary, never the seller's, and that independence is the whole value of the step. What happens here is that the documents are read, what they say is put in front of you, and then a professional you instructed takes it from there.

Bali Property Sourcing is a brand name. The company is PT Multiple Sources Property, an Indonesian company registered under the classification for the work it does. The Buyer's Guide tells you to ask for the document rather than the sentence, so ask, and the company papers come over on the same terms as a seller's.

Bring them. We co broke, and we would rather deal with your agent than around them. Agents and introducers can ask for split terms before bringing a buyer and get them in writing first.

There is no answer to that which is worth anything from someone holding stock. What can be done is tell you what each area actually is, what the question is that bites in that specific place, and then let you drive it at five in the afternoon in the wet season before you decide.