Kolaboro / Guides
Land titles in Bali: what foreigners can actually own
Most problems for foreign buyers in Bali start with the land. Here are the title types you will meet and the checks to do before paying.
The title types you will see
| Title | What it is | Who can hold it |
|---|---|---|
| Hak Milik (SHM) | Full freehold ownership | Indonesian citizens only |
| Hak Guna Bangunan (HGB) | Right to build and own buildings on the land for a set term, renewable | Indonesian companies, including foreign-owned companies (PT PMA) |
| Hak Pakai | Right to use the land for a set term, renewable | Can be held by foreigners who meet the residence rules |
| Leasehold (sewa) | A lease contract over land held by someone else | Anyone; the most common route for foreign buyers |
Five checks before you pay
- Match the names. The name on the certificate must match the seller, or the company that holds the lease or right.
- Check it at the land office. Your notary (PPAT) can confirm the certificate with the land office (BPN). A photocopy from the seller proves nothing.
- Know how many years are really left. For leasehold, read the start date and the extension terms. "Up to 80 years" often means a shorter first term plus extensions that depend on the landowner.
- Check the zoning. Villas and rentals are not allowed in every zone. Ask for the zoning on the official spatial plan, not a map from the agent.
- Look for charges and disputes. Ask the notary to check for mortgages (Hak Tanggungan) and family or boundary disputes.
Red flags
- The seller won't share the certificate number before you pay a deposit.
- The land is in someone else's name "for now".
- You are asked to pay into a personal account.
- The lease length is only promised verbally.
This is general information, not legal advice. Rules change and every case is different. Before you sign, have an independent notary and lawyer check your specific property. A Kolaboro agent can help you prepare.