Before you sign: a briefing from your notary

Your notary hands you this sheet at your first meeting, before you pay a deposit or sign the sale and purchase deed (AJB).

Your notary is neutral. The law requires a notary to act honestly, carefully, independently and impartially: the duty is to prepare the deed correctly, not to represent you or the seller.

This sheet gives general information. It is not legal advice for your specific purchase.

The full seven checks, with the official systems that help you run them, are at respekbali.com/check/.

The seller and the notary. Search the company at AHU Online, the notary at Ikatan Notaris Indonesia, and the PPAT at ATR/BPN's PPAT register.

The land right. Check the parcel on BHUMI ATR/BPN, and ask your notary to check the certificate at the land office.

Zoning and rice fields. Check the zoning on GISTARU RTR Online, and get written confirmation the land is not protected rice field.

The business licence. Check the business number (NIB) and its KBLI code on OSS.

Building and business permits. Trace the building approval (PBG or IMB) and the SLF certificate on SIMBG, and the licences OSS lists for the KBLI code.

The banjar and desa adat. Ask which banjar and desa adat the land is in, and ask for a written note from the desa adat.

Who checks the numbers. Income figures should come from a licensed public accountant, and the seller should not appear on OJK's alert list.

Someone else is offered as the person who will hold the land title for you. This nominee arrangement is banned under Bali's Regional Regulation 4/2026.

A house for a foreign buyer is priced under the minimum set for foreign ownership in Bali: Rp 5 billion for a landed house, Rp 2 billion for an apartment unit.

A fixed return is promised for what is, in law, a property purchase.

The property already takes paying guests but has no business licence (NIB) or fit for use certificate (SLF).

You are pushed to sign, or to pay a deposit, before you have had time to run the checks.

This office asks you to leave at least 7 days between this briefing and signing the deed (AJB), to run the seven checks yourself or have your notary run them. This is our own practice, not a legal requirement.

Ask the notary about anything on this sheet, or in the deed, that is not clear.