Step-by-step checks before you pay a deposit on a Bali villa: title, zoning, contracts, utilities, visas, and red flags.
Disclaimer: This guide is general information only, not legal or immigration advice. Indonesian property and visa rules change often. Confirm current requirements with licensed lawyers, notaries (PPAT), and the Directorate General of Immigration before you sign or pay.
1. Confirm who is signing: owner, authorized manager, or PT entity. Match ID and name to the land certificate.
2. Request certificate copy (SHM, SHGB, SHP) and verify at BPN (Badan Pertanahan Nasional) or via licensed notary.
3. Check zoning (ITR) and building permits (IMB/PBG) for buildable land and existing structures.
4. Review tax status: land and building tax (PBB) paid, no outstanding liens.
5. Walk the boundary. Compare pin on BaliProp map; some pins are approximate (marked approx in app).
• SHM (Sertifikat Hak Milik): freehold certificate; Indonesian individuals only.
• SHGB (Sertifikat Hak Guna Bangunan): right to build; common on company or lease land.
• SHP (Sertifikat Hak Pakai): right to use; may appear in Hak Pakai residential paths.
• AJB / lease deed: transfer or lease document executed before PPAT, not a substitute for checking underlying title.
• Who holds the title today, and is the signer on the certificate?
• Yearly or monthly lease? Exact IDR rent and deposit?
• What is included: electricity, water, internet, pool, cleaning, banjar?
• For sales: leasehold years remaining, or SHM/SHGB/SHP type?
• Any ongoing construction within 200m? Flood issues in rainy season?
• Can we speak to the current tenant or neighbor?
Weak or evasive answers before a viewing are a filter, not a challenge to overcome.
• Lease dates, rent amount, payment schedule (yearly upfront vs monthly).
• Deposit amount, refund timeline, and deduction rules with photo evidence.
• Included vs excluded: electricity, water, internet, pool, cleaning, banjar fees.
• Maintenance responsibilities and response times.
• Renewal and rent increase caps; early termination and exit fees.
• Sublet and guest rules.
See [renting in Bali](/guides/renting-in-bali) and [rental costs](/guides/rental-costs-explained).
• Agree legal structure first: leasehold assignment, Hak Pakai, or PT PMA + HGB.
• Reject nominee shortcuts. See foreign ownership rules.
• Stage payments: small holding deposit, then tranches tied to due diligence milestones.
• Use PPAT for deed; register transfer at BPN.
• Budget transfer tax (BPHTB for buyer, PPh for seller depending on deal type).
• Engage independent lawyer, not only seller's agent.
• Roof leaks, septic, water source (sumur vs PDAM), backup power.
• AC age, pool equipment, pest issues.
• Noise: construction nearby, nightlife, temple events.
• Flood history in rainy season (some lanes drain poorly).
• Internet: fiber availability and backup (mobile hotspot).
1. Every wall, ceiling, and floor stain.
2. Pool pump, filter, and water level.
3. Meter readings (electricity, water) on day one.
4. AC remote count and appliance serials if furnished.
5. Gate locks, safe, and any existing damage to furniture.
Send the album to the landlord on the same day via WhatsApp or email. Document condition with timestamped photos shared with the other party.
Match immigration status to stay length. A tourist visa does not justify a multi-year lease to immigration if questioned. See [visa overview](/guides/bali-visas).
Use filters and [/rent](/rent) or [/buy](/buy) pages to compare price ranges. Open listings for photos and host links. When a property appears more than once, all listing URLs are kept so you can verify details on the host site. BaliProp does not replace legal due diligence on any single property.
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Guides All guides · Renting in Bali: yearly vs monthly leases and what to expect · Buying property in Bali: a foreigner's overview · Visas for long stays in Bali and Indonesia · Bali areas compared: Canggu, Pererenan, Cemagi & Seseh, Uluwatu · Leasehold vs freehold in Indonesia · Can foreigners own land in Bali? · Due diligence checklist for buying or renting in Bali · Bali rental costs explained: deposits, electricity, yearly upfront · Hidden fees and extras when renting or buying in Bali · Currency and IDR pricing: how BaliProp shows prices · Moving to Bali checklist: before you sign a lease
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