Frequently Asked Questions About Buying in Berawa

A PPAT is the only official who can draft and authenticate a deed that transfers or encumbers a registered land right. A separate Notaris usually handles preliminary agreements and company paperwork instead.

Not as a rule. Perpres 10/2021, as amended, keeps most sectors, tourism accommodation included, open to full foreign ownership via a PT PMA, though individual business lines can still carry their own separate restriction.

Bali's Perda Provinsi Bali 4/2026 explicitly bans transferring land ownership through nominee arrangements, on top of UUPA Article 26(2) and Supreme Court Circular SEMA 10/2020, which already made such deals void.

The deed does not get drafted until that is resolved. A flagged title problem freezes the sale at the PPAT's desk, since Indonesian conveyancing will not let a defective right transfer just because both sides are ready to sign.

PBG is the modern building-approval permit, replacing the old IMB system nationwide, and it must be secured before construction begins. SLF follows afterward, certifying the finished structure meets safety standards, both through Indonesia's SIMBG portal.

Yes. A cluster of major platforms, Airbnb and Booking.com among them, now cross-check listings against the government's licence system, and Kemenpar has pushed the compliance date out to 31 May 2026.

An NIB registered under the correct KBLI code, applied for through a PT PMA. Foreign individuals cannot hold the homestay-style Pondok Wisata licence, which is reserved for Indonesian citizens and cooperatives.

Yes, in principle. A regency's own detailed RDTR can set parcel-specific zoning over the provincial plan, but coverage varies sharply: Badung is reported at full coverage, while some other regencies have none yet.

PP 34/2017 sets a flat 10 percent final tax on gross rent for an Indonesian tax resident. A non-resident instead faces 20 percent withholding, reducible under a tax treaty, so check the current treatment with your own adviser before you bank on either number.

BPHTB is Indonesia's land and building transfer duty, charged at up to 5 percent of the transaction value the moment HGB or Hak Pakai changes hands. A Hak Sewa lease sits outside its scope entirely, since it is a private contract rather than a registered title.

Yes: PBB falls due every year on land and buildings, capped nationally at 0.5 percent of the assessed value once a non-taxable threshold is stripped out. Each regency then sets its own rate and threshold inside that ceiling, so Badung's numbers will not automatically match its neighbours.

A 2025 investment regulation put the reported minimum paid-up capital at IDR 2.5 billion, on top of a separate IDR 10 billion total investment plan tied to each business code and location. Treat both figures as a starting point and confirm the current numbers with your own adviser.

Off-plan villas commonly reach handover inside a year for simpler designs, stretching toward a year and a half or more for larger, more complex builds, per developer-reported timelines rather than a fixed rule.

Not by law. Escrow is a lawyer-negotiated commercial practice in Indonesia, not a statutory requirement, so confirm in writing whether your notary or lawyer is arranging one for your specific deal.

Generally yes, with a valid KITAS or KITAP and a passport. Exact requirements vary by bank and often include an NPWP tax number, especially for larger transactions, so ask your chosen branch what it needs in advance.

The PPAT witnesses both signatures on the final deed. A buyer who will not be in Bali that day typically grants power of attorney to a proxy instead of appearing in person, so get that document notarised well ahead of your target completion date.

A specific block matters far more than a general reputation, and checking one costs you nothing.

Free zone check. Send a pin, a screenshot, or just the road name. Usually answered same day.

Nothing to you as a buyer on a sourcing deal. We are paid by the sell side, standard practice here, and we will tell you which side we are on before you ask.

Occupancy numbers get labelled as projections here because that is what they are. A full year of our own booking data does not exist yet, so quoting a precise occupancy figure would mean making one up, and we would rather tell you that plainly.

Usually the same day, whether it is a zoning question or a general enquiry. It is one conversation direct to us, with no enquiry form and no being passed between agents.