An open disclosure standard for developers.

This is an open, voluntary disclosure form that a developer fills in for one project and one phase, and publishes on its own site.

Any developer can use it. Nothing requires a developer to publish it, and nothing stops one from doing so.

As a buyer, you can ask a developer for this disclosure before you pay anything, even if the developer has not published one yet.

Respek Bali checks nothing on this page, endorses no developer, gives no badge, and publishes no list of who uses it. The developer states the facts; you check them yourself, using the official sources below.

Indonesian law names a limited set of registered rights to land, including Hak Milik, Hak Guna Usaha, Hak Guna Bangunan (HGB), Hak Pakai and Hak Sewa untuk Bangunan (Basic Agrarian Law, UUPA, Pasal 16).

A lease, hak sewa, is one of the rights that same list names, but it is a private contract between two parties, not a right recorded at the land office at the same level as Hak Milik, HGB or Hak Pakai. If a project is offered on a lease, ask which registered right sits underneath it, and how long the lease itself runs.

A project can also sit on Hak Pengelolaan (HPL), a management right rather than an ownership right. Ask which body holds the HPL underneath the project and on what terms.

Since 2021, a project's land use has to be confirmed as matching the local spatial plan through a KKPR (Kesesuaian Kegiatan Pemanfaatan Ruang), under the spatial planning rules of Peraturan Pemerintah Nomor 21 Tahun 2021. Where a detailed local plan (RDTR) exists, the check is made against it.

Since 2026, Bali law also protects productive farmland directly: Perda Provinsi Bali 4/2026 prohibits converting Lahan Produktif to other uses, with narrow exceptions for national strategic projects, land acquired for public interest, and disaster relocation.

Building approval moved from the old IMB to a document called PBG (Persetujuan Bangunan Gedung). A separate certificate, SLF (Sertifikat Laik Fungsi), confirms the finished building is fit for use. SLF can only exist once the building is actually complete, so a project still under construction having no SLF yet is expected, not a red flag by itself.

Before a house or apartment unit still under construction can be marketed at all, the developer must already hold a bank or non-bank construction guarantee. Before the PPJB (the preliminary sale agreement) can be signed, the land certainty, the issued PBG, and at least 20 percent of construction must also be in place (PP 12/2021, Pasal 22C and 22I).

The PPJB itself must state the schedule for construction, PPJB signing and handover, and what happens on delay or cancellation (PP 12/2021, Pasal 22F to 22L). If the developer misses its own disclosed schedule, the buyer can cancel and is owed a full refund within 30 days, with a penalty for each day the refund itself is late.

A quarterly progress report is not required by Indonesian law. It is a voluntary commitment under this standard: a developer that keeps publishing one is telling you something, and a developer that stops is telling you something too.

Indonesian law does not require an escrow account for a project still under construction. Money paid at the marketing stage becomes part of the price; it does not have to sit in a separate account.

What the law does require is narrower: a bank or non-bank letter of support for the construction, held before any marketing (PP 12/2021, Pasal 22C), and a hard cap on how much the developer can draw down early: no more than 80 percent of the price before the PPJB's own conditions are met (Pasal 22L).

A developer that discloses neither a guarantee nor staged payments, and states plainly that neither exists, has still told you something real: no mechanism protects your money before completion.

Transferring Hak Milik land to a foreign beneficial owner through a nominee arrangement is void by operation of law: the land reverts to the state, and the foreign party cannot even claim back the money paid (UUPA, Pasal 26 ayat 2).

Bali's own Perda 4/2026 separately prohibits acting as an intermediary or facilitator for a nominee arrangement (Pasal 14). Its own sanctions are administrative, such as a written warning, a suspension or the revocation of a permit; the Perda refers any criminal liability to other legislation, not to itself.

Taking money in exchange for a promised, fixed return can amount to unlicensed deposit-taking under banking law (UU 10/1998, Pasal 46), whatever the arrangement is called. If a rental programme is offered alongside a project, ask for the operator's name, its NIB and its KBLI code, so you can check it like any other business.

PPAT, the land deed official, has a public, no-login register at atrbpn.go.id/daftar-ppat, searchable by land office. There is no equivalent public lookup for a notary; ask directly for their letter of appointment and their working area.

A property agency needs a business number (NIB) and a verified Sertifikat Standar, and every individual broker must hold a valid competency certificate; brokers without one and agencies licensed before PP 28/2025 had one year from 5 October 2025 to meet the standard, which ended on 5 October 2026 (Permendag 33/2025 Pasal 16(a); How to check a professional gives the detail). Under the same regulation, any online marketplace listing a property must show the agency's NIB and the broker's competency certificate number on that listing, though there is still no single public register you can search by the agent's own name.

This disclosure is written for one project and one phase. It says nothing about the same developer's other projects or other phases. Ask for a separate page for each one.

A brochure, a rendering, a legal opinion the seller's own lawyer wrote, a village letter, an NIB on its own, or the words application submitted do not replace this disclosure. See what does not count as this disclosure below.

Respek Bali verifies nothing on this page, endorses no developer, and gives no badge. It publishes no list of who uses this standard.

If a developer stops publishing its quarterly update, that itself tells you something. Respek does not chase a developer to keep publishing; the silence is the buyer's own signal to read.

A sales brochure or a rendering, however detailed.

A legal opinion or due-diligence letter commissioned by the seller's own lawyer or notary; it was not obtained by or for you.

A desa adat letter or a banjar payment receipt. This is a real, often-practised custom, but it is not a government permit.

An NIB on its own, without the project's own KKPR, PBG and SLF.

The words application submitted or in process, for a PBG, SLF or KKPR. None of these carry weight until the document is actually issued.

A promise of returns made by message or in conversation.

If you are a developer: fill in the template at respekbali.com/disclosure-template/, one form per project and phase, and publish it on your own site. Update it at least every quarter.

If you are a buyer: ask for this disclosure before you pay anything, including a deposit. Do not take the developer's word for the checks; use the official sources above yourself.

One open point: the pre-sale rules in PP 12/2021 are written for houses and apartment units sold before completion. Whether they also cover a villa sold on a lease is a real, unresolved question. Ask your own notary how it applies to your specific deal.