Respek Bali
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Check a property

Check a property before you sign.

Most official services below are in Bahasa Indonesia and some need the owner's own login, so this page says what you can and cannot see there. What you cannot check yourself, ask your notary to check before you sign. Print the checklist and bring it to every meeting. The company behind a seller and the people in it have their own page: Check a developer or seller before you pay.

Draft. Awaiting review by a licensed notary. Updated 4 October 2026.

General information, not legal advice.

  1. The seller and the notary

    Notary found at INI and PPAT found at ATR/BPN. Seller company found in AHU under the same name and address as in the contract.

    What to ask

    Who is selling, through which company, and which notary or land deed official (PPAT) will make the deed?

    Where to check

    A good answer

    The seller names the company and the notary before any deposit. The names match the lists above exactly, the company is found in AHU under the same name and address as in the contract, and the PPAT is registered for the area where the land is.

    Red flags

    • The notary or PPAT is not in the lists above.
    • The seller company is not in AHU, or its name or address differs from the contract.
    • The notary is named only after you pay a deposit.
    • You are pushed to sign before you have time to check.

  2. The land right

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

    What to ask

    What title does the land have (Hak Milik, HGB or Hak Pakai), who holds it, and if you are offered a lease, which title sits under the lease?

    Where to check

    • BHUMI ATR/BPN (opens in a new tab)https://bhumi.atrbpn.go.id/

      A map of registered parcels with their shape, area and type of land right. It does not show the owner's name.

    • Sentuh Tanahku (opens in a new tab)https://www.atrbpn.go.id/sentuh-tanahku

      Information about the land agency's Sentuh Tanahku app, for checking a parcel and following an application. Seeing a certificate itself needs the holder's own login.

    A good answer

    The seller shows a copy of the certificate, and the shape and area on BHUMI match it. You ask the notary to check the certificate at the land office before you sign, and they do. For a lease, you see both the certificate under it and the lease agreement itself.

    Red flags

    • The parcel on BHUMI does not match the certificate copy.
    • The seller does not want the notary to check the certificate at the land office before signing.
    • A customary paper such as a girik is offered as if it were a certificate.
    • The right ends soon and nobody can say how it will be extended.

  3. Zoning and protected rice fields

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

    What to ask

    What is the land zoned for, and is it protected rice field?

    Where to check

    A good answer

    The zoning shown for the parcel fits what you plan to do there, and the notary or the land office confirms in writing that the land is not protected rice field.

    Red flags

    • The area has no detailed plan online and nobody can show the zoning in writing.
    • The land is rice field and the seller says it is ready for a villa, without a document that allows the change.
    • You are told zoning does not matter because everyone builds here.

  4. The business licence

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

    What to ask

    Which company holds the business number (NIB), and which business code (KBLI) is it registered for?

    Where to check

    A good answer

    The operator shows an NIB from OSS for the company that will run the property, and the KBLI code on it describes the actual use, such as accommodation.

    Red flags

    • The property takes paying guests but there is no NIB.
    • The KBLI code does not match the actual use.

  5. Permits for the building and the business

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

    What to ask

    Does the building have a building approval (a PBG, or an older IMB) and a certificate that it is fit for use (SLF), and which licences does OSS list for this business's KBLI code?

    Where to check

    • SIMBG (opens in a new tab)https://simbg.pu.go.id/

      The national system for building approvals. Trace an application by its registration number.

    • OSS (opens in a new tab)https://oss.go.id/

      Where the licences and certificates for a business are issued. Which ones a business needs depends on its KBLI code and risk level, so ask the operator to show what OSS lists for it.

    A good answer

    The seller shows the building approval and the SLF, and the PBG and SLF registration numbers trace on SIMBG. The operator shows the licences that OSS lists for its KBLI code, and they match its NIB.

    Red flags

    • There is neither a PBG nor an older IMB for the building.
    • The building takes guests but has no SLF.
    • The registration number does not trace on SIMBG.
    • Guests pay to stay but the operator cannot show the licences OSS lists for its KBLI code.

  6. The banjar and the desa adat

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

    What to ask

    Which banjar and desa adat is the land in, and do they know about this deal?

    Where to check

    • JIDHAT Bali (opens in a new tab)https://jidhat.baliprov.go.id/hukum-negara/detail/3

      The full text of the Bali regulation on desa adat (Perda 4/2019) and decisions of the Majelis Desa Adat.

    • DPMA Provinsi Bali (opens in a new tab)https://dpma.baliprov.go.id/

      The provincial office for desa adat affairs, with news and contacts. There is no online search by parcel: ask the bendesa or kelian of the village.

    A good answer

    The seller or the notary names the banjar and desa adat and brings a written note from the desa adat that there is no customary claim on the land and no unpaid obligation.

    Red flags

    • The seller is vague about which banjar or desa adat the land is in.
    • There is no written note from the desa adat, even when you ask.
    • The land looks like temple land or is used for ceremonies.

  7. Who checks the numbers

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

    What to ask

    Who prepared or audited the income figures you were shown, and is any part of this offered to you as an investment with a return?

    Where to check

    • Daftar Akuntan Publik Aktif, Kemenkeu (opens in a new tab)https://pppk.kemenkeu.go.id/in/post/daftar-akuntan-publik-aktif

      The list of public accountants licensed by the Ministry of Finance, as a PDF. On 29 September 2026 the latest file was dated 29 July 2024, so also ask the accountant for their licence number.

    • Waspada Investasi, OJK (opens in a new tab)https://ojk.go.id/waspada-investasi/id/alert-portal/Pages/default.aspx

      Lists of entities the financial regulator OJK has ordered to stop illegal investment offers. You can also ask OJK by phone on 157.

    A good answer

    The income figures come with accounts from a licensed public accountant, the seller and its brand are not on the OJK lists, and nobody promises a fixed return.

    Red flags

    • A fixed return is promised for what is, in law, a property purchase.
    • The accountant is not on the Ministry of Finance list and gives no licence number.
    • The seller or its brand is on an OJK alert list.
    • The seller will not share the tax number (NPWP) or company documents. In September 2026 we found no public search for someone else's NPWP, so you depend on the documents.