Checklist before buying land in Bali
Ten things we check on every plot: title, zoning, road access, water and tax status.
Price and view are often the main reasons to buy, but documents and site conditions decide whether a deal is safe. Here is what we check for every listing.
Documents
- Title type: SHM (freehold), HGB (right to build) or leasehold. Match the owner's name and land size with the land office (BPN) records.
- Free of disputes and not mortgaged to a bank.
- Current year's land and building tax (PBB) paid.
- For built property: a building permit (PBG/IMB) and, for rental villas, an accommodation business licence.
Zoning
- Zoning (ITR/RDTR): tourism (pink) for rental villas and accommodation, residential (yellow) for homes, and green belt or agricultural land that generally cannot be built on.
- Make sure the plot is not LP2B (protected rice field), especially in Tabanan and Gianyar.
- Check whether the plot is affected by a planned road, such as the JLS route in South Kuta.
On site
- Road access: width, whether cars or construction trucks can get in, and whether it is a public or private road.
- Water and electricity: mains water (PDAM) or a bore well, and distance to the nearest PLN pole.
- Terrain, view and orientation, which affect building costs and resale value.
For foreign buyers
Foreigners cannot hold freehold (hak milik) land. Common structures are long-term leasehold, Hak Pakai (right of use) or ownership through a PT PMA company. Nominee arrangements are illegal and, since Bali Regional Regulation No. 4 of 2026, can lead to criminal penalties. Always use a registered notary/PPAT.
This checklist is general and not legal advice. Bali Are Property can help gather site information and initial documents for each of our listings.