Guide · from Ask Dalam market data
Due diligence checklist before buying a villa in Bali (2026)
Short answer. Check four things before you pay: the land (whose certificate, and does it match the plot), its permitted use (the zone code and a KKPR), the building (a PBG approval and an SLF), and the deal (your own notary, a bilingual deed and, for a leasehold, written extension terms). No listing can confirm these for you.
Published Updated Data: Ask Dalam sale listings, checked 2 October 2026 · Rules checked 30 September 2026By Maya Santoso
1. The land title
| Check | What to ask for | Who checks it | Rule |
|---|---|---|---|
| Whose name is on the certificate | A copy of the certificate (SHM for Hak Milik, or the HGB or Hak Pakai certificate) and the owner's ID | You, then the PPAT | Hak Milik and every transfer must be registered, and the certificate is strong evidence (UUPA Art. 23; PP 24/1997) |
| The certificate is genuine and matches the plot | The original, checked against the land office register | The PPAT, before any sale or mortgage deed. It must refuse to draw the deed if the original isn't produced or doesn't match | PP 24/1997; PMNA/Ka BPN 3/1997 |
| Everyone who owns it signs | The names of any co-owners, the spouse, and all heirs if the land was inherited | Your notary | If the land was inherited, every heir signs. A lease also binds the heirs when an owner dies (KUHPerdata Art. 1575) |
| No nominee behind the seller | Who really owns and controls the land | Your notary | Transfers of Hak Milik to a foreigner, direct or indirect, are void (UUPA Art. 26(2)); Perda Bali 4/2026 bans nominee arrangements and lets the province sanction anyone who brokers or facilitates one (Art. 14, 20) |
| The land isn't state land | Whether the building sits on the certified plot, not on state land next to it | The PPAT and the land office | In July 2025, 48 buildings at Bingin Beach on state land without permits were demolished (Badung Regent order, 15 Jul 2025) |
Only Indonesian citizens can hold Hak Milik (UUPA Art. 21). A foreigner can hold a home on Hak Pakai, lease the land, or use a PT PMA that holds HGB. Which one you're buying changes what else goes on this list. Our leasehold vs freehold guide explains the three.
2. What the land may be used for
| Check | What to ask for | Where it's decided | Rule |
|---|---|---|---|
| The zone code for the exact plot | The zone code in the regency's detailed plan (RDTR) or spatial plan (RTRW), and a KKPR confirmation in OSS | The regency plan, over the provincial plan | PP 28/2025; Perda Bali 2/2023 |
| Not protected farmland | Whether the plot is productive farmland (LP2B) in the regency plan | The regency plan | Converting it is barred (UU 41/2009; Perda Bali 4/2026 Art. 13(2)) |
| How much you can build | Plot coverage, height and setback rules for the zone | The regency RDTR | In tourism areas the province caps coverage at 50% of the plot and height at 15 m (Perda Bali 2/2023 Art. 95) |
A zone colour on a map is a guide, not the answer. On official maps tourism zones are usually pink, commercial red, housing yellow and farmland green, but what counts is the zone code and the KKPR for your plot (Permen ATR/BPN 14/2021). The official map viewer is gistaru.atrbpn.go.id.
3. The building
| Check | What to ask for | Rule |
|---|---|---|
| Building approval | The PBG. Since 2021 it has replaced the IMB | PP 16/2021 |
| Fit to use | The SLF for the finished building | PP 16/2021 |
| An older villa | The old IMB is still valid for the building as built. Any extension or change needs a PBG | PP 16/2021 (transitional rule) |
| Water, if it will be rented out | A groundwater permit if a rental business draws from its own well or borehole. The regency also charges groundwater tax | Permen ESDM 4/2026 Art. 4(1), 5(c) |
| Rental claims | Who holds the holiday-rental licence (an NIB with the right business code), and the actual bookings and costs, in writing | Perpres 10/2021 jo. 49/2021; Permenpar 6/2025 |
The rental line matters if the price is justified by income. The small-villa licence is reserved for Indonesian co-ops and small businesses, and since May 2026 Bali's OSS has been closed to new foreign-owned applications for small hotels and other accommodation (Bali Provincial Government, 22 Jul 2026). A foreigner's Hak Pakai home is granted for use as a residence (PP 18/2021 Art. 72). See the holiday rental licence page.
4. The deal
| Check | Why | Rule |
|---|---|---|
| Your own notary and PPAT | Notaries must by law act independently and impartially, and you can choose your own. Only a PPAT can make the sale deed or a deed granting Hak Pakai or HGB over Hak Milik | UU 2/2014 Art. 16(1)(a); PP 37/1998 jo. PP 24/2016 |
| Their registration | Check a notary on AHU Online (ahu.go.id) and a PPAT on the ATR/BPN list for the regency | UU 2/2014 |
| A bilingual text | Agreements with an Indonesian party must be in Indonesian, with English alongside if a foreign party is involved. State which language prevails. The notary must translate the deed if you don't read Indonesian | UU 24/2009 Art. 31; Perpres 63/2019 Art. 26; UU 2/2014 Art. 43 |
| For a leasehold: extension terms | The years and the price or formula for any extension, in the notarial lease deed, signed by the certificate holder and every co-owner or heir | KUHPerdata Art. 1338, 1548 ff. |
| For a leasehold: a sale of the land | A sale doesn't end an existing lease unless the lease says so. Make sure yours doesn't | KUHPerdata Art. 1576 |
| Who pays the yearly land tax (PBB) | The law lets the tax office bill whoever controls or uses the property, so the lease should say who pays | Badung Perda 7/2023 Art. 6 |
| Taxes before the deed | The PPAT deed must not be signed until the buyer's BPHTB and the seller's final 2.5% are paid (on a transfer of title) | UU 1/2022 Art. 46 to 47; PP 34/2016 |
A lease is a private contract, not a registered land title. Its security rests on the landowner's valid certificate, the notarial deed, and what the deed says about extension. Even a well-written extension option is a contract right: if the owner refuses, the remedy is a claim in the district court, not an automatic renewal.
What listings tell you, and what they don't
Almost every leasehold listing states how many years are left, so you can compare prices per year before you even call.
| Area | Leasehold villas for sale | With a stated lease term | Share | Middle half of lease left |
|---|---|---|---|---|
| Canggu | 2,293 | 2,213 | 97% | 22 to 28 years |
| Uluwatu | 1,455 | 1,416 | 97% | 24 to 29 years |
| Ubud | 480 | 466 | 97% | 23 to 28 years |
| Tabanan | 335 | 328 | 98% | 24 to 29 years |
| Pererenan | 258 | 247 | 96% | 23 to 30 years |
| Seminyak | 245 | 238 | 97% | 20 to 25 years |
| Sanur | 147 | 139 | 95% | 23 to 30 years |
| Nusa Dua | 80 | 77 | 96% | 24 to 30 years |
| Seseh | 70 | 59 | 84% | 23 to 29 years |
| Kuta | 43 | 41 | 95% | 22 to 33 years |
| Denpasar | 26 | 25 | 96% | 25 to 30 years |
Share = listings with a stated term ÷ leasehold villas for sale.
What the numbers don't tell you
- A stated lease term is the seller's claim. The years left count only as written in the notarial lease deed, signed by the landowner.
- A listing is not a title check. Our listing cards show a zone label only where the listing states one, and a "ready now" or "off-plan" label only where the listing says so. None of that replaces the PPAT's check at the land office or a KKPR for the plot.
- Asking prices are not agreed prices. The table counts listings; it says nothing about what villas sell for.
FAQ
How do I check a notary in Bali before I buy?
Check a notary's registration on AHU Online (ahu.go.id) and a PPAT's on the land agency's (ATR/BPN) list for the regency. Notaries must by law be impartial, and you can choose your own. Only a PPAT can make the sale deed for registered land.
How do I check if a Bali villa has the right permits?
Ask for the PBG (the building approval that replaced the IMB in 2021) and the SLF (the certificate that the building is fit to use). A villa built before 2021 may still rely on its old IMB if it wasn't extended or changed. Check the plot's zone code with a KKPR in OSS too.
Does a pink zone mean I can build a villa?
Not by itself. Pink usually marks tourism zones on official maps, but the test is the zone code in the regency plan and a KKPR for the exact plot (Permen ATR/BPN 14/2021; PP 28/2025). In tourism areas the province caps coverage at 50% and height at 15 m.
General information, not legal or tax advice. Checked 30 September 2026. Confirm with a licensed notary (PPAT) before you sign or pay.
How we measured
- Listings: the live leasehold villa pages for each area on Ask Dalam, checked 2 October 2026, one entry per property, from property platforms, agency sites, and Facebook and Telegram groups. "With a stated lease term" is the count of listings we can price per year of lease left.
- Rules: only regulations and official releases checked on 30 September 2026, listed below. The PPAT certificate check comes from PP 24/1997 and PMNA/Ka BPN 3/1997; confirm the exact article with your PPAT.
- UUPA 5/1960 Art. 20, 21, 23, 26(2), 44 to 45; PP 24/1997 (land registration); PMNA/Ka BPN 3/1997.
- PP 18/2021 (land rights, Hak Pakai for foreigners), Art. 37, 39, 52 to 54, 69, 72. jdih.surabaya.go.id
- KUHPerdata (Civil Code) Art. 1338, 1548 ff., 1575, 1576.
- PP 28/2025 (risk-based licensing); Perda Provinsi Bali 2/2023 (RTRW), Art. 95; Permen ATR/BPN 14/2021. peraturan.go.id · gistaru.atrbpn.go.id
- UU 41/2009 (protected farmland); Perda Provinsi Bali 4/2026, Art. 13, 14, 20. jdih.baliprov.go.id
- PP 16/2021 (PBG and SLF). simbg.pu.go.id
- Permen ESDM 4/2026 (groundwater). jdih.esdm.go.id
- Perpres 10/2021 jo. 49/2021; Permenpar 6/2025; Bali Provincial Government, 22 Jul 2026. baliprov.go.id
- UU 30/2004 jo. UU 2/2014 (notaries), Art. 16(1)(a), 43. bphn.go.id · PP 37/1998 jo. PP 24/2016 (PPAT). ahu.go.id
- UU 24/2009 Art. 31; Perpres 63/2019 Art. 26; SEMA 3/2023 (contract language).
- UU 1/2022 (HKPD) Art. 46 to 47; PP 34/2016; Perda Kabupaten Badung 7/2023, Art. 6. bapenda.badungkab.go.id
- Bingin: Bali Provincial Government, 21 Jul 2025. baliprov.go.id
- Ask Dalam: leasehold villas for sale in each area above, checked 2 October 2026.