Property & Real Estate Law in Bali

Hak Pakai (Right-to-Use) Ownership

The most direct form of foreign property ownership in Indonesia, Hak Pakai provides up to 30 years of use rights with extension possibilities. This title type is ideal for personal residence or long-term investment properties.

• Initial Period: 25-30 years depending on property type and location
• Extension Options: Additional 20-year extensions possible with proper application
• Ownership Rights: Exclusive use, development, and transfer rights within legal framework
• Best For: Primary residences, vacation homes, and long-term investment properties

Leasehold Agreements

Long-term lease structures provide property use rights through contractual arrangements with Indonesian landowners. Properly structured leases offer significant flexibility and lower capital requirements.

• Lease Terms: Typically 25-30 years with renewal options
• Development Rights: Construction and modification permissions can be included
• Transfer Rights: Lease assignments possible with proper documentation
• Investment Protection: Security deposits and performance guarantees protect lessee interests
• Best For: Commercial properties, development projects, and flexible investment strategies

PT PMA Corporate Ownership

Foreign investment companies (PT PMA) can own property for business purposes, providing the strongest ownership rights for commercial activities and business operations.

• Ownership Period: Indefinite through corporate structure
• Business Integration: Property ownership tied to business operations and licensing
• Investment Flexibility: Corporate structure enables multiple property holdings
• Compliance Requirements: Ongoing corporate and business license maintenance required
• Best For: Commercial properties, hospitality businesses, and portfolio investments

Land Title Verification

We conduct thorough verification of property titles through official government records and historical title searches. This process identifies any liens, disputes, or ownership irregularities that could affect your investment.

• Certificate Authenticity Verification - Confirming genuine land certificates through National Land Agency (BPN) records
• Ownership Chain Analysis - Tracing property ownership history to identify any gaps or irregularities
• Lien and Encumbrance Search - Identifying any mortgages, debts, or legal claims against the property
• Boundary and Survey Verification - Confirming property boundaries match legal descriptions and physical surveys

Zoning and Development Rights Assessment

Understanding permitted land use and development potential is essential for investment planning and future property value.

• Zoning Classification Review - Confirming current zoning permits intended use and development
• Building Permit Status - Verifying existing structures have proper permits and compliance
• Development Potential Analysis - Assessing expansion, renovation, or redevelopment possibilities
• Environmental Compliance - Checking environmental permits and protected area restrictions

Legal Compliance Audit

We verify all legal requirements are met and identify any compliance issues that need resolution before purchase.

• Tax Payment Verification - Confirming property taxes and transfer fees are current
• Permit and License Review - Checking business permits if property has commercial use
• Customary Land Rights Assessment - Identifying any traditional (adat) land claims or community rights
• Dispute Investigation - Researching any ongoing legal disputes or potential conflicts

Purchase and Sale Agreements (AJB)

The foundation document for property transactions, purchase agreements must address all legal requirements while protecting buyer interests throughout the transaction process.

Our purchase agreements include:

• Clear Property Description - Precise legal descriptions, boundaries, and included assets
• Payment Terms and Escrow - Secure payment structures with milestone-based releases
• Condition Precedents - Title verification, permit confirmation, and due diligence completion requirements
• Risk Allocation - Clear assignment of responsibilities for taxes, permits, and compliance issues
• Dispute Resolution - Arbitration clauses and governing law provisions for conflict resolution
• Completion Requirements - Detailed closing procedures and document delivery requirements

Leasehold Agreements

Comprehensive lease agreements that maximize tenant rights while ensuring legal compliance and investment protection.

Key lease provisions include:

• Use Rights and Restrictions - Detailed permitted uses, development rights, and operational freedoms
• Renewal and Extension Terms - Automatic renewal options and extension procedures
• Maintenance and Improvement Rights - Tenant improvement permissions and cost allocation
• Transfer and Assignment Rights - Subletting permissions and lease transfer procedures
• Security and Performance Guarantees - Deposits, insurance requirements, and performance bonds

Corporate Property Ownership Documentation

For PT PMA property ownership, we prepare comprehensive corporate documentation that integrates property ownership with business operations and compliance requirements.

Notarization Services

• Deed Preparation and Execution - Official property transfer deeds prepared according to legal requirements
• Party Identity Verification - Confirmation of buyer and seller identity and legal capacity
• Document Authentication - Verification and certification of supporting documentation
• Government Registration - Coordination with National Land Agency for title transfer registration

Government Liaison and Registration

• BPN Coordination - Direct liaison with National Land Agency for title registration and transfer
• Tax Authority Coordination - Property transfer tax calculation and payment coordination
• Permit Office Liaison - Building permit transfers and business license coordination where applicable
• Municipal Authority Coordination - Local government requirements and compliance verification

Post-Purchase Support

Our relationship continues after transaction completion with ongoing legal support and property management assistance.

• Title Certificate Collection - Retrieval and delivery of final ownership documents
• Insurance Coordination - Property insurance setup and coverage verification
• Ongoing Compliance Monitoring - Annual tax payments and permit renewal reminders
• Legal Status Updates - Notification of regulation changes affecting property ownership

Mixed Marriage Property Planning

Foreign spouses of Indonesian citizens face unique property challenges due to joint property laws. Without proper planning, property purchased during marriage may be considered jointly owned, potentially violating foreign ownership restrictions.

Prenuptial Agreement Services:

• Asset Separation Planning - Clear separation of individual and joint property rights
• Property Ownership Designation - Specific arrangements for Indonesian spouse property ownership
• Future Acquisition Planning - Frameworks for property purchases during marriage
• Inheritance Planning - Coordination with estate planning for property succession

Commercial Property Investment

Commercial property investment requires additional legal considerations including business licensing, zoning compliance, and operational permits. Our commercial property team provides integrated legal support for business property acquisitions.

Commercial Property Services:

• Business License Integration - Coordinating property ownership with required business permits
• Zoning Compliance Verification - Ensuring commercial use permissions are proper and current
• Lease Structure Optimization - Commercial lease terms that support business operations
• Investment Return Optimization - Legal structures that maximize investment returns within legal limits

Property Development and Construction

Property development projects require extensive legal coordination including permits, contractor agreements, and regulatory compliance. Our development team provides comprehensive legal support for construction and development projects.

Development Services:

• Project Structure Planning - Legal frameworks for development financing and management
• Permit Acquisition - Building permits, environmental clearances, and development approvals
• Contractor Agreements - Construction contracts that protect quality, timeline, and cost objectives
• Compliance Monitoring - Ongoing regulatory compliance throughout development process

Title Insurance and Legal Protection

Property investment protection extends beyond initial purchase through ongoing legal monitoring and protection services. We provide comprehensive investment protection that safeguards your property rights throughout ownership.

Investment Protection Services:

• Annual Compliance Reviews - Regular assessment of ongoing legal requirements and compliance status
• Regulation Change Monitoring - Updates on property law changes that may affect your investment
• Dispute Prevention and Resolution - Proactive identification and resolution of potential conflicts
• Investment Exit Planning - Legal support for property sales, transfers, or restructuring

Emergency Legal Support

Property emergencies require immediate legal response to protect investment value and ownership rights. Our emergency property legal services provide rapid response for urgent property issues.

Emergency Services Include:

• Dispute Intervention - Immediate legal response to ownership challenges or conflicts
• Government Notice Response - Rapid response to regulatory notices or compliance issues
• Title Challenge Defense - Aggressive defense against ownership disputes or claims
• Urgent Transaction Support - Emergency legal services for time-sensitive property matters