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Balinese Lovina Property
Buying guide

Buying property in Bali: what to check

A plain-language guide to the documents and checks that matter before buying land or a villa in North Bali. General guidance, not a promise about any property.
Start with the checks
Before you start

Good property starts with good paperwork

Beautiful land is easy to find in Buleleng. What makes a purchase safe is knowing who holds the title, what may be built, how you reach the plot and what the zoning allows.
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Aerial view of the Buleleng coastline with houses, boats and blue seaIllustrative photo
The four checks

What each check means

What each check means, and the questions to ask the seller and your notary.
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Two people passing printed documents across a desk

Check 1 of 4

Land certificate

Land in Indonesia is registered with the National Land Agency (BPN). The certificate states the type of right, the holder's name, the plot size and a survey map of the boundaries.

The common types are SHM (Sertifikat Hak Milik, freehold that only Indonesian citizens can hold), HGB (Hak Guna Bangunan, a right to build for a set term) and Hak Pakai (a right to use, also for a set term). Older land may still carry girik or petok D letters, which are records of tax or use, not a title.

Questions to ask

  • Does the name on the certificate match the seller, or is there a power of attorney?
  • Do the size and boundaries on the survey map match the plot on the ground?
  • Has the certificate been checked at the land office (BPN) for disputes, mortgages or blocks?
Hands spreading out architectural floor plans on a table

Check 2 of 4

Building permit (IMB or PBG)

Buildings used to be approved with an IMB (Izin Mendirikan Bangunan). Since 2021 the approval is called PBG (Persetujuan Bangunan Gedung), and a finished building also receives an SLF (Sertifikat Laik Fungsi), a certificate that it is fit for use.

For a villa or hotel, the permit should match what actually stands on the land: the number of floors, the use (home or accommodation) and the footprint. Rental use usually needs its own business licence as well.

Questions to ask

  • Is there an IMB or PBG for every building on the land, and does it match what was built?
  • Is there an SLF for the finished building?
  • If the property is rented to guests, which business licence covers that?
Narrow village road in Bali lined with trees and palms

Check 3 of 4

Road access

Some plots are reached through a neighbour's land or a footpath that is not a public road. Access affects building, deliveries, emergency vehicles and the land's value.

Check the width and surface of the access, whether it is a public road or a private right of way, and whether that right is written into the certificate or a notarial agreement.

Questions to ask

  • Is the access a public road, or does it cross someone else's land?
  • Is the right of way recorded in writing?
  • Can a car or truck reach the plot today?
Green rice fields with coconut palms under a cloudy sky

Check 4 of 4

Zoning and land use

Each area in Buleleng falls under a spatial plan (RTRW, with more detailed RDTR maps in some areas). The zone decides whether housing, tourism accommodation or only farming is allowed. Some rice fields are protected farmland (LP2B) and cannot be built on.

The zoning of a specific plot can be checked through the KKPR process (Kesesuaian Kegiatan Pemanfaatan Ruang), which confirms whether a planned use fits the plan.

Questions to ask

  • Which zone is the plot in, and does it allow what you plan to build?
  • Is any part of the land protected farmland or a green belt?
  • Are there setback rules from the beach, a river or the road?
Ownership

Ways to hold property in Bali

The right form depends on who is buying and what the property is for. These are the common options, in simple terms.
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  • Hak Milik (SHM)

    Indonesian citizens

    Full freehold title with no end date. It cannot be held by foreigners or by foreign-owned companies.

  • Leasehold (Hak Sewa)

    Anyone, by contract

    A lease of land or a villa for an agreed term, written in a notarial deed. Check the term, extension terms and what happens to buildings at the end.

  • Hak Pakai

    Citizens and foreign residents

    A right to use land for a set term that can be extended. Foreign individuals with a residence permit can hold it under specific rules.

  • HGB through a PT PMA

    Foreign-investment companies

    A right to build held by a company with foreign shareholders, used mainly for business property such as villas for rent.

The usual steps

How a purchase goes

A simplified outline. Your notary will confirm the exact steps for your case.
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  1. 01

    Agree on the price and main terms with the seller, in writing.

  2. 02

    Ask a notary (PPAT) to check the certificate at the land office (BPN) before any large payment.

  3. 03

    Check permits, access and zoning against your plans for the property.

  4. 04

    Sign the sale deed (Akta Jual Beli) in front of the PPAT. Buyer and seller each pay their transfer tax (BPHTB and PPh), which the notary calculates.

  5. 05

    The certificate is updated into the new holder's name at the land office.

FAQ

Common questions

Answers to the questions buyers and sellers ask most often.
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How do I ask about a listing?

Open the listing and use the form, or message Made directly on WhatsApp at +62 819-3664-2001. Mention the listing reference (for example BLP-L01) so the right details come back to you.

Why do some listings say “to be confirmed”?

Some details, such as the exact land size, the asking price or the certificate type, are still being checked with the owner. They are left blank on purpose rather than guessed. Ask for the latest information before you plan a visit.

Can I arrange a viewing?

Yes. Send the listing and a few dates that suit you on WhatsApp, and a time can be agreed with the owner.

Can foreigners buy land in Bali?

Freehold (SHM) can only be held by Indonesian citizens. Foreign buyers usually look at long leases, a right to use (Hak Pakai) or ownership through a foreign-investment company (PT PMA). The right option depends on your situation, so check it with a notary (PPAT) before you commit.

Do you also handle rentals?

Yes. Land, villas and hotels can be listed for sale or for rent. Each listing shows its status clearly.

Is the information on this website a guarantee?

No. Listing details are shared in good faith, and photos may be illustrative. Prices, availability and legal status must always be confirmed, and documents checked, before any agreement.