DOMA · investment partner in Bali · since 2022
Since 2022 we have built more than 30 villas in Ubud. Now we are securing land on the Bukit and taking pre-sale requests for projects in other parts of the island. Since 2026 Indonesian law no longer lets a foreign company act as a developer, so we rebuilt the model within the law. The land is registered in your name, construction is run by the contractor we have worked with for over three years, and DOMA, as your investment partner, runs the whole project and answers for the result under contract.
DOMA projects · delivered ones are labelled photo, ones under construction are renderings
All projects →
Why we changed the model in 2026
Since May 2026 Bali no longer registers new foreign companies under developer code KBLI 68111. The “everything through one company” model is closed to new companies and sits in a grey zone for old ones. We chose the white zone and, together with lawyers, rebuilt the contracts and opened a new company for the new role.
Before · 2022–2025
One contract for a “villa”
We found land, designed, built and sold a finished product. 30+ villas across three projects, one general contractor for all of them.
What the law changed · May 2026
A foreign company cannot be a developer
OSS rejects applications from new PT PMA under 18 KBLI codes, including 68111. Announced by the governor on 22 and 23 July 2026.
Now · since 2026
Three documents, the asset in your name
Land in your name, construction by the same contractor under your contract, DOMA runs the project on your side under a coordinator services agreement. If anything happens to DOMA, the land and the building contract stay with you.
Find the plot, run due diligence, select architects, coordinate construction on time and to the agreed quality, hand over to management. Obligations in a contract, not in a presentation.
Leasehold Agreement in your name, stating the cadastral number, area, address, term and extension terms. The most important document about your asset.
Specification, floors, area, materials and deadlines. The same contractor we have worked with for over three years.
Money. The construction budget goes directly to the contractor. DOMA receives a coordination fee and earmarked payments on your instruction, each with a supporting document. This does not remove construction and market risks, but it moves the asset to where it belongs, with the owner.
On sale · delivery September 2027 · deadline in the construction contract
Lodtunduh, 10 minutes from central Ubud, canyon view. 7 two-bedroom villas in four layouts (Suite, Lounge, Twin, Study). Land in residential zone R3, KKPR and PBG open for review before the deposit.
DOMA Journal · every week
We cover property, legal and tourism news. Market figures with links to sources, no self-promotion. About ourselves we speak only in facts, such as our portfolio, the projects we run and the documents we checked.
PDF on Saturdays. Daily digest at 08:00 Bali time.
Portfolio
Green Harmony, Most and Sun Rise we built as a developer. Forma and Mirador run under the new model with the same contractor. The 87% occupancy and 4000+ Airbnb reviews are counted on delivered villas, reports are open on the trust tour and in the investors club.
How a purchase works
The main construction risk in Bali is money paid upfront for a stage that was never delivered. So each tranche goes to the contractor only for a stage accepted by act. Deadlines, warranties and penalties are fixed in the construction contract you sign yourself.
A deposit fixes the unit and the price. 7 days for your lawyer to review the contract.
Construction starts, your dashboard opens, the land leasehold is registered in your name.
Foundation, structure, finishing. Each tranche only after the acceptance act.
Final 10%, handover act, digital villa passport and keys.
The villa goes to the management company and onto Airbnb. Monthly reports.
Why DOMA
You sign the land lease (leasehold) directly with the landowner. Cadastral number, area, term and extension in the document, not in a presentation.
The same contractor with whom we built 30+ villas in three years. You sign the construction contract with specification and deadlines, the budget goes to them directly.
30% down, then payments only for stages accepted by act. The tranche pays for what is built, not in advance.
Photos, videos, documents and drone flights every two weeks. The whole construction history in one place.
Ask about DOMA the people who already bought, not a sales manager. Answers from owners, not from a seller.
Fly in, stay at a delivered villa, see the site and the documents. If you should not buy, we will say so.
Bali by area
19 areas without brands. Land and villa prices, nightly rate and occupancy, who it suits, risks and the 2026 rules. Every figure with a source.
Glossary · 71 terms
We explain every term at first mention. A foreigner cannot own land in Bali as freehold, the law forbids it outright. Everything else starts here.
Long-term land lease with the right to build, rent out and transfer rights. The only legal format for a foreigner. In the contracts we manage, the term and extension are fixed.
Confirmation that the plot can be used for villas under zoning. Without it construction is illegal.
Building permit. Issued for a specific project and plot, we check it before the deposit.
Certificate that a building is fit for use. Needed for legal rental and villa acceptance.
Business registration number and activity code. Platforms delist properties without them since August 2026.
An Indonesian company with foreign capital. Since May 2026 it cannot be registered under developer code 68111.
Investor knowledge base
How BPHTB, the buyer's property transfer tax in Indonesia, works. We cover the 5% rate, the NPOPTKP deduction, who pays and when, how it is calculated and whether it can be refunded, with an example for investors in Bali.
Where to invest $50,000 in 2026: deposits and bonds, stocks and funds, gold, overseas real estate via co-ownership and installments. A breakdown of options, risks and diversification without yield promises.
How to handle humidity and heat at a Bali villa, from choosing air conditioners and ventilation to dehumidifying and protection from mold and corrosion. A practical guide for a rental villa owner covering guest comfort, reviews and costs.
Trust tour
Tell us your budget and goal. We will send a shortlist of units with prices, layouts, a calculation based on delivered villa reports and templates of all three contracts. If you should not buy, we will say so.
Photo: Green Harmony, Pejeng Kawan, delivered in 2024
