Buying in Lombok
with everything checked

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, with the cost of each one in front of you. 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. If you are going to rent it out, we also introduce you to the operator who will run it, and we go through the contract between the two sides with you before you sign. 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.

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.

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.

The first thing we look at is whether you need this step at all. If a licensed operator is going to run the villa, we tell you so and move on to the contract with them: you come in at the cost of a contract instead of the cost of setting up and maintaining a company. When it does apply, 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.

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.

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.

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.

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. We introduce you to operators in the area licensed to run the villa, with the contract read by someone on your side. That is where it is set down in writing: what commission, how often they settle and in what detail, who declares the income from the activity, and what notice it takes to change operator. Once you have a year of your own figures, we update the sheet with you.