A checklist before you sign

Each check comes word for word from another page of this guide. The page is named at the end of each section.

What you cannot check yourself, ask your notary to check before you sign.

Notary found at INI and PPAT found at ATR/BPN.

Company found in AHU Online under the exact legal name in the contract. The person who signs is a director named in the full profile, which the notary orders, or holds a power of attorney from one.

Beneficial owner searched in AHU Online. NIB tested in OSS. Minister's decision number matches the Berita Negara notice, and there is no dissolution notice.

No pailit or PKPU case found for the company in the SIPP of the Pengadilan Negeri Surabaya, in e-LIT and in AHU Kurator. Court registers searched for the company and for each director.

If it is sold before it is built, the marketing shows the numbers that PP 12/2021 Pasal 22D lists.

If an agent is used: the agency's NIB tested in OSS, and its verified Sertifikat Standar Jasa Perantaraan Perdagangan Properti shown; if an agency licensed before PP 28/2025 cannot show it, it says which licence it relies on and the notary is told.

The competency certificate number on the broker's ID checked at BNSP.

The written agreement with the agent names the commission, which is between 2 and 5 percent of the value for a sale and between 5 and 8 percent for a rental (by our reading a long lease counts as a rental), and lists tax and other deductions.

A deposit to the agent only with the seller's approval and through the national payment system.

Detail: Check a property before you sign; Check a developer or seller before you pay; How to check a professional.

Type of title known. Parcel on BHUMI matches the certificate copy. Notary asked to check the certificate at the land office.

Detail: Check a property before you sign.

Zoning on GISTARU fits the planned use. Written confirmation that the land is not protected rice field.

Detail: Check a property before you sign.

NIB seen. Its business code (KBLI) matches how the property is used.

Building approval (PBG, or an older IMB) and SLF seen, PBG and SLF traced on SIMBG. Licences OSS lists for this KBLI seen.

Ask the seller for the PBG, or the old IMB, and the SLF, with their registration numbers, and for the SBKBG, which records the owner, the land right status and the PBG and SLF numbers. Check that the SLF is still within its 20 or 5 years, that what stands matches the PBG in floors, area and function, and, for a house on leased land, that the land agreement is attached and still has years to run. A house with an old IMB may have no SBKBG.

The decisions on PBG and SLF carry a QR code. After scanning it, the link must open only on the official domain simbg.pu.go.id over HTTPS. If you suspect a forged document, report it to SIMBG or to the local DPMPTSP.

For a project not yet built, ask for the zoning confirmation for the plot and the PBG for the building you are buying, and remember that the SLF must exist before anyone uses the building. A sale of a building is made before the competent official, and the file needs at least a notarial deed and the SBKBG.

Electricity and water seen: the name on each account, the connected power, regular or prepaid. For a well, the approval or the business licence and its number seen, where one is required (from 100 m3 a month, or any business use).

Detail: Check a property before you sign; Building a house in Bali: KKPR, PBG and SLF; Electricity, water and waste for a house in Bali.

Hazard zone of the plot read in the plan of the kabupaten and in InaRISK; for a volcano, the KRB zone read on the PVMBG map; PBG and SLF seen; the policy wording, the sum insured and the deductible seen. What you cannot read yourself, ask your notary to check.

Detail: Natural hazards and insurance: checking a plot before you sign.

Search the court registers before you pay. Bali has eight district courts: Denpasar, Gianyar, Semarapura, Bangli, Negara, Tabanan, Singaraja and Amlapura. Cases are searched in SIPP, the public case search of each court; we tested its keyword box, which matches party names and case numbers, on Singaraja and Bangli. Search the owner's name and the seller company's name in the court for the regency where the land lies, and also in the court of the owner's or seller's domicile, since a suit may be filed in the court of the defendant's domicile; we found no list of which court covers which regency, so ask your notary which one. Land disputes are listed as Objek Sengketa Tanah. The administrative court in Denpasar has its own SIPP.

A search that finds nothing proves little: names appear as filed, so spelling variants and Balinese names can hide a match; some parties are masked (Disamarkan); and a court's SIPP shows only cases filed in that court.

Blocks, lawsuit notes and seizures are written in the land book and survey letter, and a person with an interest may learn the data kept there. The law does not say how a buyer checks for notes. Ask your notary to check the land office record before you sign, as step 2 of our property check says.

Detail: When something goes wrong: land disputes and complaints in Bali.

Banjar and desa adat named. Written note from the desa adat: no customary claim, no unpaid obligation.

Detail: Check a property before you sign.

Accounts come from a licensed public accountant. Seller not on the OJK alert lists. No fixed return promised.

The amounts in your deal depend on its value, so ask your notary for a written estimate.

A PPAT may charge at most 1 percent of the transaction value in the deed, witness fees included. A 2021 regulation lowers the cap as the value rises: at most 1 percent up to Rp500,000,000, 0.75 percent up to Rp1,000,000,000, 0.5 percent up to Rp2,500,000,000 and 0.25 percent above that. Ask your PPAT how the bands apply to your deed.

A notary may charge at most 2.5 percent of the value of the deed up to Rp100,000,000, 1.5 percent from Rp100,000,000 to Rp1,000,000,000, and above that an agreed fee of at most 1 percent.

Detail: Check a property before you sign; Taxes and official costs of buying in Bali.

Use this part if you lease.

The person leasing to you is the holder named on the certificate, and the certificate matches the land office register.

Whether the certificate carries a mortgage (Hak Tanggungan). Ask your notary how a mortgage affects the lease if the owner's bank enforces it.

The plot is not protected farmland (LP2B) or protected rice field (LSD), and its zoning in the detailed plan (RDTR) allows what you plan to build.

If the land is joint marital property, both spouses consent to the lease.

The contract is in Bahasa Indonesia and in a language you read, and you understand every clause on renewal, the building and ending the lease.

The lease is made before a notary, and you decide whether to record it at the land office.

Detail: Leasing land or a house in Bali.

Use this part if you are married or will leave the property to someone.

In whose name will the land right be registered, and does that person qualify: an Indonesian citizen with no other citizenship for Hak Milik or HGB, or a foreigner with immigration documents (a visa, passport or stay permit) for Hak Pakai or an apartment unit?

If one spouse is Indonesian and the other foreign: is there a separation-of-property agreement made by notarial deed, was it made before or after the land was acquired, was it recorded at the civil registry office, and what does the land office accept as proof of it?

What does the notary say about land that was already joint property before the agreement was made?

Does either spouse, or a child, hold a second citizenship, or risk losing Indonesian citizenship through the marriage?

What happens on death: who inherits, which country's inheritance law applies to the land, and is a will needed? If an heir is a foreigner, what immigration documents (a visa, passport or stay permit) must the heir hold, and what happens if the heir has none or if a residence permit ends?

Is there any arrangement, written or not, under which someone holds the land for a foreigner? Ask the notary whether it could count as an indirect transfer under Pasal 26(2) of the UUPA.

If you married abroad, was the marriage reported in Indonesia, and within which period?

Detail: Marriage, inheritance and property in Indonesia.