Bali villa buyer checklist

This checklist walks through the verification steps worth doing before committing to any villa in Bali, from clarifying your own objectives through to lining up the right professional advisers.

It is a starting framework, not a substitute for a lawyer, notary (PPAT/notaris) or licensed surveyor. Use it to prepare questions and documents to bring to those professionals, and check items off as you genuinely verify them — not as you're told they're fine.

1. Objectives and budget

Define whether the property is for personal use, rental income, or both, and in what proportion — this changes almost every later decision.
Set a total budget that includes acquisition taxes, notary and legal fees, furnishing, and a contingency for renovation or unexpected repairs.
Decide your minimum acceptable hold period and exit plan before you fall in love with a specific villa.
Clarify how you will fund the purchase and whether funds are already accessible in the right currency and jurisdiction.

2. Area and location checks

Visit at different times of day and, if possible, in different seasons to judge traffic, noise and flooding risk.
Check proximity to what matters for your use case: beach, rice fields, schools, healthcare, main roads.
Ask about planned infrastructure or development nearby that could change the area's character or access.
Confirm the area is not in a flood, landslide or coastal-erosion risk zone using available local mapping.

3. Ownership structure and certificate checks

Identify the exact land certificate type (e.g. Hak Milik, Hak Guna Bangunan, Hak Pakai) and what it legally permits a foreigner to hold.
Verify the certificate against records at the local Land Office (BPN) through your notary, not just against a photocopy shown by the seller.
Confirm the seller's legal identity matches the certificate and check for any liens, disputes or pending inheritance issues.
If buying leasehold, have the lease agreement reviewed clause by clause before paying any deposit.
If a nominee or PT PMA (foreign-owned company) structure is proposed, have it independently reviewed by a lawyer who does not work for the seller.

4. Permits and zoning

Check the building permit status: PBG (Persetujuan Bangunan Gedung, which replaced IMB) or confirm the older IMB where still valid.
Ask for the SLF (Sertifikat Laik Fungsi / building function-worthiness certificate) for an existing structure, or confirm the plan to obtain it.
Verify the land's zoning under the local RTRW/RDTR spatial plan — confirm it permits the intended use (residential, tourism/villa rental, or green/agricultural zones with restrictions).
Confirm any villa rental or homestay licence requirements are met or achievable for your intended use.

5. Physical and construction checks

Commission an independent structural and condition survey, especially for older builds.
Check roof, waterproofing, foundation and drainage for signs of past water damage — common in Bali's climate.
Verify boundary markers on site match the certificate's land measurements.
Ask for as-built drawings and confirm they match what was actually constructed.

6. Utilities and access

Confirm the legal status and reliability of water supply (PDAM connection versus well/borehole) and any water-rights issues.
Check electrical capacity (PLN connection size) is adequate for the intended use, including any pool, AC load or planned expansion.
Confirm legal road access to the property, including any shared-access agreements with neighbours.
Check internet/connectivity options if relevant to remote work or rental guests.

7. Contract and structure clauses

For leasehold: confirm the lease term, extension rights, transferability, and what happens to the building at lease end.
For company structures: understand your rights and exposure as a shareholder or in a nominee arrangement, and what happens if the local partner is uncooperative or unavailable.
Confirm the payment schedule, currency, and what conditions must be met before each payment is released (ideally via escrow).
Have any off-plan or under-construction contract reviewed for delay penalties, specification guarantees, and handover conditions.

8. Financial modelling

Build a realistic income and cost scenario using our ROI calculator rather than relying solely on figures supplied by the seller or agent.
Get an independent estimate of ongoing operating costs (staff, management, maintenance, tax, insurance) from a source unconnected to the seller.
Model a downside scenario (lower occupancy, higher costs, currency movement) before committing.

9. Professional advisers to engage

An independent lawyer experienced in Indonesian/Balinese property law, not one recommended and paid by the seller.
A licensed notary/PPAT to handle the certificate transfer and register the transaction correctly.
A licensed surveyor or structural engineer for a condition and boundary survey.
A tax adviser familiar with both Indonesian tax obligations and your home country's rules on foreign property ownership.
If relevant, an independent property manager to sanity-check rental assumptions before you buy.

Need help finding the right professionals?

Tell us where you are in the process and we'll pass your request to participating lawyers, notaries or property managers in Bali.