Check a developer or seller before you pay.

This page is about the company behind a sale and the people in it. The land, the zoning, the building permits and the notary are on the page Check a property before you sign, and this page does not repeat them. Do the checks below before you pay a deposit.

Each check names the official database, what a visitor sees without a login, and what needs a login or a payment. The table gives the date we opened each one. These are Indonesian government systems in Bahasa Indonesia and they change. If one does not open for you, tell your notary instead of skipping the check.

A search that finds nothing proves little. A register shows only what was reported to it, names appear as filed, and a company can sell under a brand that is not its legal name. What you cannot check yourself, ask your notary to check before you sign. This page names no company and no person, and it is not a list of developers to trust or avoid.

Before any deposit, ask the seller for the exact legal name of the company that signs the contract, the number and date of the Minister's decision that approved it (the SK AHU) and the notary who made its deed. Then search the name in AHU Online, the register of the Ministry of Law.

Without a login, the search lists matching companies with their address, city and province. On 4 October 2026 it showed no status, no directors and no shareholders. Two buttons, Profil Lengkap (full profile) and Profil Terakhir (latest profile), open a request form instead of a profile: it asks for a fee voucher and for the applicant's e-mail, name, 16-digit NIK, date of birth, address and phone number. We did not buy one, so we cannot say what the PDF contains. Under PP 30/2026, in force 30 days after its promulgation on 2 July 2026, the fee line for the full data of a PT is Rp500,000 per document and for the latest-change data Rp100,000.

The law says what the register holds. Under UU 40/2007 Pasal 29 the Daftar Perseroan is open to the public and includes the company's purpose and capital, the number and date of its deed and of the Minister's approval, the notary who made the deed, and the names and addresses of its shareholders, directors and commissioners. We found no free page in AHU Online that shows the directors and the shareholders; the paid profile is the route we could identify. The form asks for a NIK, so ask your notary to order the profile and show it to you.

Check four things. The legal name, address and city match the contract. The Minister's decision number and date match the Berita Negara notice (check 4). The person who signs for the company is a director named in the profile or holds a power of attorney from one: the directors represent the company, and where there are several each may do so unless the articles of association say otherwise (Pasal 98(1) and (2)), so ask the notary to read the articles. The name on every invoice and on the payee line of the bank account is that same company, not a brand or a project name.

Every company must name its beneficial owner (pemilik manfaat), the individual who controls it or benefits from it (Perpres 13/2018 Pasal 3(1)). For a PT the tests include holding more than 25 percent of the shares, more than 25 percent of the votes or more than 25 percent of the profit, or having the power to appoint or dismiss directors and commissioners (Pasal 4(1)).

AHU Online has a separate public search for beneficial owners. Choose the type of company, type the name without PT in front, and open Detail. We used it on 4 October 2026 with no login. A result lists the owner's name and correspondence address, the tests the person meets, and whether the data was filled in by the reporter or taken from another government database. If the company has not reported, the page says so.

Know its limits. AHU says the data is submitted by ministries, the company, the notary or a person the company authorises, and we found nothing that says each entry is checked. Compare the name with the person you deal with. If the seller is neither a director nor a listed owner, ask why. On nominee arrangements see the page Marriage, inheritance and property in Indonesia.

A company that runs a business has a NIB, the business number issued through OSS. What the NIB and its KBLI code must match is in steps 4 and 5 of Check a property before you sign. To test that a number you were shown exists, use the NIB search in the footer of oss.go.id, which takes 13 digits.

From the page's own code, a hit shows the NIB, the company name, whether the NIB is active, its migration status, the investment status and the business scale, and a miss shows NIB Tidak Ditemukan. A human check (Cloudflare Turnstile) runs before the result. We did not complete it, so we read this from the code and did not see a live result.

We found no search by company name and no public list of the licences a company holds. Ask the operator to show the NIB, the Sertifikat Standar and the other licences that OSS lists for its KBLI code, and check that the name on them is the company you found in AHU.

The Minister must announce a company's deed of establishment and its later amendments in the Tambahan Berita Negara, within 14 days of the decision (UU 40/2007 Pasal 30). The site beritanegara.co.id, run by Perum Percetakan Negara RI (PNRI), lets anyone search these announcements with no login.

An entry shows the notary, the company name and seat, the type of entity and of transaction (for example an amendment), the number and date of the Minister's decision (SK), the deed number and date, and the BN and TBN numbers. Use it to match the SK number the seller gave you and to see whether the name, seat or articles changed recently. The newest change may not be there yet.

A second list, Pengumuman Iklan, carries notices by legal entities, among them dissolution notices (Pembubaran Perseroan Terbatas). If one appears for the company, ask your notary what it means for your contract and for any money you paid.

Civil cases. Search the company's name and each director's name in the SIPP of the district court for the regency where the land lies and for the company's seat. How to search, and what a search that finds nothing proves, is in the page When something goes wrong: land disputes and complaints in Bali, section Before you buy: look for court cases and notes. On 4 October 2026 our tools reached the SIPP of Bangli, got an error from Singaraja, and met a security verification page on the sites of Denpasar, Gianyar, Semarapura, Negara, Tabanan and Amlapura, which we did not bypass, so we cannot say what a search on those sites shows today.

Insolvency goes to a different court. Bankruptcy (pailit) and suspension of debt payments (PKPU) are heard by the commercial court (Pengadilan Niaga) whose territory covers the company's seat as stated in its articles of association (UU 37/2004 Pasal 3(1) and (5)). A debtor that cannot, or expects that it will not be able to, keep paying debts that are due, or a creditor, can ask for PKPU so that the debtor can propose a plan to pay all or part of its debt (Pasal 222). For Bali the commercial court is the one at the Pengadilan Negeri Surabaya: Keppres 97/1999 Pasal 2(3) lists Bali in its territory. If AHU shows a seat outside Bali, ask your notary which commercial court covers it.

Where to look, all without a login on 4 October 2026: the SIPP of the Pengadilan Negeri Surabaya, which has a menu Kepailitan & PKPU and a keyword search; e-LIT, the notice site of the commercial court, which you can search by company name; and the bankruptcy search of AHU Kurator, which you can search by debtor, curator, case number, date or judge.

The law also requires an announcement. The curator announces a bankruptcy decision in the Berita Negara and in at least two daily newspapers within five days (Pasal 15(4)), and the administrator announces a temporary PKPU decision the same way (Pasal 226(1)). Search the company's name in the Berita Negara too (check 4).

Cases that reach the Supreme Court are in its case tracker, which you can search by case number, party name or originating court. Its Direktori Putusan publishes decisions, but its search asks you to tick a box saying you are not a robot, and we did not run a search. A pending case against the company is not proof of fault, and a clean search is not proof of health. Either way, show the result to your notary before you pay.

AHU Online searches by company name, not by a person's name. For the people, take the names from the paid AHU profile, the beneficial owner page and the contract, and search each name in the court registers above: the SIPP of the district courts and of the commercial court, the Supreme Court case tracker and e-LIT.

Names appear as filed, so try spelling variants, and with and without titles such as SE or SH. A hit is a lead to ask about, not proof of anything, because many people share a name. Keep what you find for your own decision and for your notary.

These rules are written for houses and apartment units sold before they are finished. Whether they also cover a villa sold on a lease is not settled; the page An open disclosure standard for developers says so too. Ask your notary how they apply to your deal.

We found no rule that requires an escrow account; see An open disclosure standard for developers, section Where the buyer's money goes.

A brochure, a rendering or the words application submitted do not replace these documents; see the same page, section What does not replace this disclosure.

If someone other than you is to hold the land right in your place, that is a nominee arrangement; see Marriage, inheritance and property in Indonesia, section Nominee arrangements.

The environmental approval of the project is not among the documents of Pasal 22C and 22D listed above. Ask for it as well, with its number and date; see the page on environmental approval for building, section Checking a developer's project.

Membership of a developers' association. REI (Realestat Indonesia) is an association; its site lists membership terms and developer registration, and on 4 October 2026 we found no search of members there. Membership is not a licence and does not replace the checks above.

Not being on the OJK alert list. The Waspada Investasi portal lists entities OJK has stopped. It is not a list of licensed businesses. If someone offers financing or a return, see step 7 of Check a property before you sign, and you can ask OJK on 157.

A clean court search, a brochure, an award, an NIB on its own, or the words application submitted. None of them replaces a document that has been issued; see An open disclosure standard for developers.

Stop and ask your notary if any of these is true.

The seller will not name the legal entity, its SK AHU number or the notary before you pay.

The company in AHU has a different name or seat from the company in the contract, the invoice or the bank account.

The company is not in AHU, or the person who signs for it is not a director named in the profile and has no power of attorney from one.

The marketing shows none of the numbers that Pasal 22D lists, or no PBG number, or the developer cannot show the support letter.

You are asked to pay before you have the three schedules in writing, or the developer takes more than 80 percent before the PPJB conditions are met.

A pailit or PKPU case, or a dissolution notice, appears for the company.

The beneficial owner page says the company has not reported, or names someone the seller cannot explain.

Someone else is to hold the land right in your place.

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.