Click any point to see the project. Land, villas and hotels: off-plan, under construction or finished.
Publish it on the map for free. No listing fee and no exclusivity. You only pay if you sell to a buyer we bring you.
Open only what you need. None of this is on the listings because none of it changes from one to the next.
A foreigner cannot hold land in Hak Milik (freehold) in Indonesia. So the first move is not finding a plot: it is deciding which structure you will hold it under, because that changes the price, the taxes and what you can do afterwards.
What we check here We choose the structure with you before you start looking at land, based on what you plan to do with the villa and on your residency situation. In all three your right is documented: with Hak Pakai and with a PT PMA, in the certificate issued by the land registry (BPN); with a leasehold, in the deed you sign before the notaris. Once the structure is set you know from the start on what terms you can sell or transfer. And if your plans change over the years, we tell you in advance what moving from one structure to another involves.
This is where this site comes in. When something fits, you sign a reservation with a deposit in exchange for exclusivity while the checks run.
What we check here We draft the reservation with the terms in writing: what points the checks have to confirm, how long the exclusivity runs, and that the deposit comes back in full if any of those points is not confirmed. We request the land paperwork ourselves — certificate, cadastral plan and the owner's ID — when the reservation opens, and the checking period does not start counting until you have it. That way you start with the dates fixed and everything on the table.
The step where the paperwork and the land confirm each other. You verify that the certificate exists in the registry, that the boundaries on the plan match the land on the ground, that the zoning allows what you intend, that there are no charges, and that whoever signs is entitled to.
What we check here Your notaris and the surveyor run these checks inside the exclusivity period we reserve for you in the reservation. We go through them with you in writing: the certificate cross-checked at the registry (BPN), the land classification in the municipal plan, and the metres measured on the ground. If a document is missing, it is requested within that period. Around Kuta there is land zoned expressly for tourism, which is the kind that suits a rental villa.
If the structure you chose is a PT PMA, it has to exist before you sign the purchase. The company buys, not you.
What we check here Before the incorporation deed is signed we pin down with you what you are going to do with the asset, and the KBLI codes follow from that. We also include the codes for the next phase when they fit your plan. Each KBLI carries its own minimum investment, so we match the scope to the capital you have in mind. Your notaris reviews it together with the tax adviser who will keep the books, and we hand you the first year's calendar of obligations already set out.
In Indonesia the contract is executed by a notaris (and a PPAT for the transfer of the land right). They are a licensed public official, not your adviser: they will not negotiate for you.
What we check here We have the renewal signed on the same day as the main contract: the years and the price, or the formula that updates it, are written in from the start. The commitment extends to the holder's heirs as well. The notaris raises it to a public deed, so the renewal carries a certain date. And we go through the Indonesian version with you before signing.
You pay, the transaction taxes are settled, and the right is registered. Until it is registered, it is not yours as against third parties.
What we check here We prepare the full cost as a single figure before you commit: price, taxes, notaris, surveyor and management, each line with its amount. The percentages are the ones that apply to the legal structure you have chosen. We then see the process through to whichever endpoint that structure has: with Hak Pakai or HGB, until the right is registered; with a leasehold, until the notarial deed (akta sewa). In both cases we hand you the folder with every receipt in order, which is what gets asked for the day you sell.
To build you need the PBG (the old IMB) and, depending on the case, environmental studies. With the PBG granted, what you build is registrable and sells without friction.
What we check here We split the price into milestones — foundations, structure, roof and finishes — and put it in writing: the first instalment covers materials and getting started, and each following instalment is released with its milestone completed. Before releasing one, we send our own surveyor, who visits the site and leaves a report with dated photos. That way the payment schedule advances at the pace of the build, and you can follow it from your own country.
If you bought for yield, this is where the number turns into income: occupancy, average rate, commissions, maintenance and income tax on the rent.
What we check here We work the yield out net and month by month: we start from the occupancy of comparable villas in Kuta, high and low season kept separate, and deduct management, maintenance and rental tax. The sheet shows every line, so you can compare two villas by the same method. Once you have a year of your own figures, we update it with you.
Most of what goes wrong in Lombok goes wrong on paper, and it goes wrong before the money moves: a title that is not what it says, land that cannot be built on, a seller who is not the owner. We check it and tell you what we find, whether you like it or not.
Ask for a checkIn Indonesia the notaris (PPAT) is the one who makes a transfer valid. Here they are listed by the step they handle, so you know who you need and when.
Professional directory →There is no listing fee and no lock-in. We look after every enquiry that comes through the portal and hand it to you with a reference and a date; the panel shows you the views your listing gets.
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