The deal & money
Due diligence (legal check)
Due diligence (юридическая проверка) · Legal due diligence
In one sentence. Checking the property, the seller and the deal before money moves. It covers land and certificate, zoning, permits, legal entity, contract and payment structure, and takes 2–4 weeks and $1,000–2,500 with an independent lawyer.
Due diligence on a Bali villa has six blocks, each verified at the primary source rather than from the seller's PDF:
- Land. SHM certificate, holder, encumbrances. Checked via a BPN extract through the notary.
- Zoning. Zone, setbacks, LSD/LP2B. Checked against the RDTR map and KKPR confirmation.
- Permits. KKPR, PBG with commercial designation, SLF for completed buildings. Checked in the SIMBG register.
- Developer/contractor entity. NIB, KBLI, track record, litigation. Checked via OSS and AHU.
- Contract. Term and extension, right to let and assign, specification, deadlines and penalty, what happens if unfinished.
- Money. Payments tied to stages against acts, a corporate account, contract and payment currency.
An independent Bali lawyer charges $1,000–2,500 and needs 2–4 weeks. For a $139–250k villa that is 0.5–2% of the deal. In DOMA projects the review package (certificate and chain of title, KKPR and PBG, contractor's NIB, draft contract) is handed to you and your lawyer before the deposit.
Read more in the blog
- Bali Villa Due Diligence, or How to Legally Verify the Property and the Deal Before You Buy
- How to vet a Bali developer, a 6-step checklist before you pay a deposit
- Seven investor mistakes and their antidotes
Related terms
BPN (national land agency)KKPR (land-use conformity confirmation)PBG (building permit)Notary / PPATHak Milik (freehold, SHM)Stage payments (30/30/30/10)
Updated 2026-09-20. Not a public offer. Regulations change, so we cite enacted acts only and update the entry when they do.
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