# Bali Leasehold Due Diligence Checklist 2026 · 16 Checks

> Free interactive due diligence checklist for buying a leasehold in Bali or Indonesia: land certificate, BPN check, zoning, PBG, notary contract and payments.

URL: https://ecobeachcity.com/tools/bali-leasehold-due-diligence-checklist
Last reviewed: 2026-10-11
Publisher: Eco Beach City (https://ecobeachcity.com)

## 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.

## Documents to ask for

| 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.

## Sources

- [Emerhub · Property due diligence in Bali](https://emerhub.com/bali/property-due-diligence-in-bali/)
- [Cekindo · Buy a villa in Bali](https://www.cekindo.com/blog/buy-villa-in-bali)
- [Bali Property Rules · What foreigners pay (due diligence and legal fees)](https://balipropertyrules.com/guides/bali-property-costs-foreigners/)
- [Bali Exception · 7 things buyers need to consider](https://baliexception.com/?p=136853)

General information, not legal, tax or financial advice. Eco Beach City sells land and homes in Sumba, Indonesia, from €6,500 (land).