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Bali leasehold due diligence checklist
Short answer
Before you sign a leasehold in Bali, check five things: the land certificate and that the owner on it is who signs; a land-office (BPN) check for disputes or mortgages; that zoning and permits allow the building and its use (KKPR, PBG, SLF); a contract by a licensed notary with the term, extension price, sublet and inheritance rights; and that you pay a company account in stages, never through a nominee.
Most problems with property in Indonesia come from something nobody checked before signing. Tick each point once you have seen the document for the property you are looking at. Your progress stays on this device.
Land and title
Permits and zoning
The contract
Seller, developer and money
Start with the land certificate and the name on it: if those two fail, nothing else matters.
How to use this checklist
Ask the seller or developer for each document and have your own notary or lawyer, not theirs, confirm it. A serious seller will send everything before you pay a deposit. If a point cannot be shown, ask why, in writing.
The checks follow the same order a lawyer uses: first the land (does it exist, who owns it, is it free of disputes), then what you can do on it, then the contract, and last who you are paying.
Documents to ask for, with their Indonesian names
Use these names when you write to the seller, the notary or the land office.
| Document | Indonesian name | Issued by | What it proves |
|---|---|---|---|
| Land certificate | Sertifikat SHM / SHGB | Land office (BPN) | Who owns the land and its size |
| Certificate check | Cek sertifikat / SKPT | Land office (BPN) | No mortgage, block or dispute |
| Survey map | Surat ukur | Land office (BPN) | The exact boundaries and m² |
| Zoning approval | KKPR / PKKPR, RDTR | Regency spatial office / OSS | What may be built and done on the plot |
| Building permit | PBG (formerly IMB) | Regency government | The building is approved |
| Certificate of use | SLF | Regency government | The finished building is fit for use |
| Lease deed | Akta sewa-menyewa | Notary | Your term, extension, sublet and inheritance rights |
| Company registration | Akta pendirian, NIB | Ministry of Law, OSS | The developer legally exists |
| Land tax receipts | SPPT PBB | Regency revenue office | No unpaid land tax |
Questions people ask
What should I check before buying a leasehold in Bali?
The land certificate and who owns it, a BPN check for disputes or mortgages, the boundaries and road access, the zoning and building permits (PBG, SLF), a notarised contract with the term, extension, sublet and inheritance rights written down, and who you pay.
How much does due diligence cost in Bali?
A basic legal review of a leasehold is often quoted at USD 1,000–3,000, and broader due diligence at USD 500–2,000 depending on scope. It is small compared with the price of the lease.
Do I need my own notary?
It is wise. The notary is meant to be neutral, but one you choose and pay checks the documents in your interest and can explain the contract in your language.
What are the biggest red flags?
No certificate, a different name on it, payments to a personal account, an extension 'at a price to be agreed', no building permit, and any arrangement that puts freehold in a nominee's name.
Is a leasehold registered at the land office?
Not always. A lease is a contract made before a notary; some notaries also record it with the land office. Ask yours what record you will receive and keep a certified copy of the deed.
More free tools
Sources
- Emerhub · Property due diligence in Bali
- Cekindo · Buy a villa in Bali
- Bali Property Rules · What foreigners pay (due diligence and legal fees)
- Bali Exception · 7 things buyers need to consider
Last reviewed 11 October 2026. General information, not legal, tax or financial advice. Rules change; check them with an independent Indonesian lawyer or notary before you sign anything.