Buying off-plan in Bali: what to check

Step 1: Who is selling: the company behind the project

Ask for the developer’s full legal name and registration number, not only the brand, and look the company up in the official register. The company that signs your contract should be the one that holds the land or the approvals.

What the rules and registers say

• Ask for the company’s NIB (business identification number) and deed, and check the company and its business lines on OSS. A NIB registers a business; it is not a building permit and says nothing about the land.OSS (Online Single Submission) (read 13 November 2026)

In our data

40 of 93 projects we track in Bali name the developer by its legal company.

Examples

• The Anjuna Bay: developer named as PT Thomas Beach Village
• Azura Complex Nusa Dua: developer named as PT PMA Vibe Development Lab
• Nai 2 (NAI by Vibe wellness resort, phase 2): developer named as PT PMA Vibe Development Lab

Step 2: The land and what you will own

Find out exactly what you are buying: freehold, leasehold or a right of use, who holds the title today and what charges sit on it. Ask for the official registry extract, not a copy prepared by the seller.

What the rules and registers say

• Only an Indonesian citizen can hold Hak Milik (freehold, often SHM on the certificate). Any act meant to pass it to a foreigner, directly or indirectly, is void, and money already paid cannot be claimed back: this is why nominee structures are a serious risk.Law No. 5 of 1960 (UUPA), Articles 21(1) and 26(2) (read 3 November 2026) · our law note
• A foreigner can own a landed house only on Hak Pakai (right of use) land. Hak Pakai is granted for up to 30 years, can be extended for up to 20 and renewed for up to 30, each by application; minimum price, plot size and unit limits are set in separate rules.Government Regulation No. 18 of 2021, Articles 52, 71 and 72 (read 3 November 2026) · our law note
• A lease (Hak Sewa) is a contract with the owner of the land: check the owner on the land certificate at the BPN land office, the length of the lease and the written terms for extension.Law No. 5 of 1960 (UUPA), Articles 44(1) and 45 (read 3 November 2026) · our law note · ATR/BPN (land agency) (read 13 November 2026)

In our data

71 of 93 projects we track in Bali describe the units as leasehold in the sources we read. 2 of 93 projects we track in Bali publish an address or location precise enough for a map pin.

Step 3: Permits and approvals

Ask for the permit number and date and confirm them with the authority that issued them. A company licence or a sales registration is not a building permit.

What the rules and registers say

• The building approval is the PBG, which replaced the IMB in 2021; the SLF later states that the finished building is fit for use. Both run through SIMBG, so ask for the PBG number and have it confirmed there or at the local licensing office.Government Regulation No. 16 of 2021, Article 1 (read 3 November 2026) · our law note · SIMBG (Ministry of Public Works) (read 13 November 2026)

In our data

1 of 93 projects we track in Bali publish a permit or licence number.

Examples

• The One by Almal Bali Nusa Dua: permit or licence number SK-PBG-510305-14102026-001 published

Step 4: Where your money goes

Before each payment, know which account it goes to and what protects it if the project stops. Pay only into the account named in your contract, never into a personal account or a broker’s.

What the rules and registers say

• Homes still being built may be sold through a preliminary agreement (PPJB) only once there is certainty on land ownership, the building permit and infrastructure, and at least 20% of the housing is built (2011 wording, later amended in part: have a lawyer confirm the current text).Law No. 1 of 2011 on Housing, Article 42 (read 3 November 2026) · our law note

In our data

12 of 93 projects we track in Bali state how buyer payments are protected (escrow, bank guarantee or insurance).

Examples

• The Anjuna Bay: deposit protection stated in the sources we read
• Azura Complex Nusa Dua: deposit protection stated in the sources we read
• Nai 2 (NAI by Vibe wellness resort, phase 2): deposit protection stated in the sources we read

Step 5: Recording your purchase and the contract

Check how your purchase is recorded before completion and what the contract says about delays, changes and refunds. Have an independent local lawyer or notary read it before you sign.

What the rules and registers say

• Only a foreigner who holds an immigration document under Indonesian law can own a home: check which document the notary will ask for.Government Regulation No. 18 of 2021, Article 69(1) (read 3 November 2026) · our law note

Step 6: Handover dates and progress on site

Compare the handover date you are promised with the record: earlier dates for this project and how the developer’s other projects went. Then check progress on site before each staged payment.

In our data

8 of 93 projects we track in Bali have a handover date on record that has passed; 4 had the date moved later.

Examples

• Amari Villas III: handover date on record has passed; months since: 15
• Oasis III: handover date on record has passed; months since: 8
• Buddha Club House: handover date moved later; months added: 24
• The Anjuna Bay: handover date on record Q4 2026, no change so far