ATR/BPN
LandWho they are: Ministry of Agrarian Affairs and Spatial Planning / National Land Agency of Indonesia.
What to verify: Land administration, certificates and national land policy.
01Data Room · documents & due diligence
Data Room: documents & due diligence
Documents, registries and checks used before deposit or reservation — land, zoning, permits, developer company and contracts.
What to check here
This page gathers project documents, official-source checks and registries used before deposit or reservation on a Bali property project.
Educational investor workflow — not legal advice. Final land, company and permit checks must be confirmed by qualified Indonesian professionals: a licensed notary / PPAT and BPN where relevant.
02
Where project documents live
Actual documents (lease agreements, due-diligence reports, zoning maps, NIB / corporate papers, payment acknowledgments) belong to each specific project and appear on that project's page. This hub explains what to check and against which official registry — not a general document dump.
On each project page you will see a Documents block: public documents open directly, private / sensitive documents (signed contracts, payment receipts, personal IDs) are provided on request under NDA and are never published on this website.
03Land
Verify the land certificate and chain of title before any deposit. Without a clean title, nothing else in the deal matters.
Land
Verify the land certificate and chain of title before any deposit. Without a clean title, nothing else in the deal matters.
What I ask for
- Certificate type (SHM / HGB / Hak Pakai / lease), number and registered owners.
- Spatial-map cross-check on BHUMI and Taru Bali for the parcel context.
- Encumbrances, disputes and adat/community claims — cannot be fully self-checked online.
Why it matters to the investor
Verify the land certificate and chain of title before any deposit. Without a clean title, nothing else in the deal matters.
The Indonesian land book (buku tanah) is not a fully public open register — final parcel-level confirmation goes through a licensed notary / PPAT and BPN, not a self-serve online cadaster.
04Zoning
The declared project use must match the allowed zone. A beautiful villa in the wrong zone is a permit problem waiting to happen.
Zoning
The declared project use must match the allowed zone. A beautiful villa in the wrong zone is a permit problem waiting to happen.
What I ask for
- RTRW / RDTR zoning designation for the exact parcel.
- Match between advertised use (villa, hotel, commercial) and the zone.
- Setbacks, height limits and green-zone / green-belt restrictions.
Why it matters to the investor
The declared project use must match the allowed zone. A beautiful villa in the wrong zone is a permit problem waiting to happen.
05PBG
PBG (Persetujuan Bangunan Gedung) is the modern building approval, successor of IMB. No PBG on an under-construction project is a serious red flag.
PBG
PBG (Persetujuan Bangunan Gedung) is the modern building approval, successor of IMB. No PBG on an under-construction project is a serious red flag.
What I ask for
- PBG registration and document number, issuer and date.
- Approved scope (height, footprint, use) matches what is sold.
- If PBG is not yet issued: a written timeline and who bears the delay risk.
Where it can be checked
Why it matters to the investor
PBG (Persetujuan Bangunan Gedung) is the modern building approval, successor of IMB. No PBG on an under-construction project is a serious red flag.
06SLF
SLF (Sertifikat Laik Fungsi) is the certificate of function issued after construction. A finished villa without SLF cannot be legally operated.
SLF
SLF (Sertifikat Laik Fungsi) is the certificate of function issued after construction. A finished villa without SLF cannot be legally operated.
What I ask for
- SLF document number and status on SIMBG or local regency portal.
- Match between the SLF-certified building and the unit you are buying.
- For resale / completed projects: SLF is expected — its absence must be explained.
Where it can be checked
Why it matters to the investor
SLF (Sertifikat Laik Fungsi) is the certificate of function issued after construction. A finished villa without SLF cannot be legally operated.
07Lease agreement
Read the lease deed and payment schedule before signing anything binding — verbal answers do not survive a court.
Lease agreement
Read the lease deed and payment schedule before signing anything binding — verbal answers do not survive a court.
What I ask for
- Notarised lease (Sewa) or land certificate deed with a clean chain of title.
- Extension mechanism: automatic, at market rate, or subject to owner's discretion.
- Who bears delay, non-delivery and construction defect risk — buyer or developer.
- Independent legal counsel — never rely only on the developer's in-house lawyer.
Where it can be checked
Why it matters to the investor
Read the lease deed and payment schedule before signing anything binding — verbal answers do not survive a court.
08Developer company
Check that the developer entity legally exists and is licensed to sell what it sells.
Developer company
Check that the developer entity legally exists and is licensed to sell what it sells.
What I ask for
- AHU: PT profile — existence, directors, shareholders, deed changes.
- OSS: NIB (business identification number) active and current.
- KBLI classification aligns with the sold product (villa, hotel, commercial).
- Contract counterparty must match the PT actually holding the land / permit.
Why it matters to the investor
Check that the developer entity legally exists and is licensed to sell what it sells.
09Management company
Yield is produced by the operator, not by the render. Confirm fee structure, revenue split and reporting in writing.
Management company
Yield is produced by the operator, not by the render. Confirm fee structure, revenue split and reporting in writing.
What I ask for
- Management contract clearly separates gross revenue, operating costs and net payout.
- Historical occupancy and ADR from real operator statements — not marketing averages.
- Exit conditions: how to change or terminate the operator without losing the asset.
Where it can be checked
Verified through contracts, operator statements and independent legal review — not a public online registry.
Why it matters to the investor
Yield is produced by the operator, not by the render. Confirm fee structure, revenue split and reporting in writing.
10Litigation and legal disputes
Open disputes over the land, the developer or a neighbouring parcel change the risk profile completely — even when the project looks finished.
Litigation and legal disputes
Open disputes over the land, the developer or a neighbouring parcel change the risk profile completely — even when the project looks finished.
What I ask for
- SIPP court information system — search the PT and known related parties.
- Local knowledge: adat / community claims are rarely visible in national databases.
Where it can be checked
Why it matters to the investor
Open disputes over the land, the developer or a neighbouring parcel change the risk profile completely — even when the project looks finished.
11Payment route and KYC
Money should move to the PT that legally owns the asset — never to a personal account, never to a third-party 'reservation' wallet.
Payment route and KYC
Money should move to the PT that legally owns the asset — never to a personal account, never to a third-party 'reservation' wallet.
What I ask for
- Receiving account owner matches the PT on the contract and on AHU.
- KYC / source-of-funds documentation kept private, never published on the site.
- Signed payment schedule, receipts and reconciliations for every tranche.
Where it can be checked
Verified through contracts, operator statements and independent legal review — not a public online registry.
Why it matters to the investor
Money should move to the PT that legally owns the asset — never to a personal account, never to a third-party 'reservation' wallet.
06
Before deposit checklist
- 01Land certificate (SHM / HGB / Hak Pakai) or lease basis with clean chain of title.
- 02Zoning confirmation (RTRW / RDTR) matching the declared project use.
- 03PBG / SLF status or a documented plan and timeline to obtain them.
- 04Developer PT profile from AHU (directors, shareholders, deed changes).
- 05NIB and KBLI from OSS matching the sold product.
- 06Draft purchase / lease contract and full payment schedule reviewed by an independent lawyer.
- 07Management / rental-operator agreement with real fee, cost and payout structure.
- 08Private, sensitive documents reviewed under NDA — not published publicly.
07
How to read Indonesian sources
Practical terms you will meet in land, permit and company documents. Use them to ask sharper questions — they do not replace a notary / PPAT review.
SertifikatLand certificate
SHMFreehold title (Indonesian citizens only)
HGBRight to build
Hak PakaiRight of use (available to foreigners in some cases)
SewaLease
PBGBuilding approval (successor of IMB)
SLFCertificate of function
NIBBusiness identification number
KBLIBusiness classification code
Perseroan Terbatas / PTLimited liability company
DireksiDirectors
Pemegang SahamShareholders
Tata RuangSpatial planning
RTRW / RDTRGeneral / detailed spatial plan
08
Official source library
Direct links to Indonesian government portals and registries. These portals help you ask sharper questions — they do not replace legal due diligence by Indonesian professionals (notary / PPAT).
BHUMI ATR/BPN
Land mapWho they are: Spatial / land data map operated by ATR/BPN.
What to verify: Approximate parcel zone and surrounding land context.
Taru Bali
ZoningWho they are: Bali provincial spatial-planning portal.
What to verify: RTRW / RDTR zones and land-use restrictions.
SIMBG
PermitsWho they are: National building-permit system (PBG / SLF).
What to verify: PBG, SLF, application status and document numbers.
Badung BASIC
Local permitsWho they are: Badung regency local portal for PBG / SLF information.
What to verify: Local permit requirements and information at regency level.
AHU
Company registryWho they are: Ministry of Law legal-entity registry (Perseroan Terbatas / PT).
What to verify: PT existence, directors, shareholders, deed changes.
OSS / NIB
LicensingWho they are: Online Single Submission — business licensing system.
What to verify: NIB (business ID), KBLI classification, active company licenses.
BPS Bali
StatisticsWho they are: Official statistics of Bali province (national statistics agency).
What to verify: Tourism, hotel occupancy and demographic data.
BMKG / InaTEWS
Weather & alertsWho they are: Meteorology, climatology and geophysics agency; tsunami early-warning system.
What to verify: Weather, climate, seismic and tsunami alerts.
BNPB InaRISK
Natural riskWho they are: National disaster management agency natural-risk map.
What to verify: Location-based natural-risk exposure for the parcel.
BKPM
InvestmentWho they are: Ministry of Investment / Investment Coordinating Board.
What to verify: Investment climate, national investment statistics.
Bank Indonesia
FX & macroWho they are: Central bank of Indonesia.
What to verify: IDR / USD exchange rate and macroeconomic indicators.
Caveat: these portals help you ask sharper questions but do not replace legal due diligence by qualified Indonesian professionals — notary / PPAT and, where relevant, BPN.
Educational workflow — not legal, tax or investment advice. Land, company and permit checks on a specific parcel or project must be confirmed by qualified Indonesian professionals (notary / PPAT, BPN, tax adviser).