Land Verification on Bali (2025): How to Check Land Titles, Zoning, and Ownership Legally
Buying land in Bali can be one of the best investments in Southeast Asia — if you verify it properly.
Behind the beaches and tropical calm lies a complex system of land titles, zoning regulations, and permits that every investor must understand.
For foreigners, due diligence isn’t optional — it’s the foundation of a secure purchase.
This 2025 guide by DDA Real Estate explains how to verify land ownership, confirm zoning, and avoid common legal pitfalls before you buy property in Bali.
| Step | What to Verify | Where to Check | Why It Matters |
|---|---|---|---|
| 1 | Land ownership certificate (SHM/HGB) | BPN (Land Office) | Confirms legal owner |
| 2 | Zoning classification | Dinas Tata Ruang | Defines what can be built |
| 3 | Land boundaries | Licensed surveyor | Prevents overlap disputes |
| 4 | Building rights and PBG | SIMBG System | Legalizes construction |
| 5 | Lease or sale contracts | Notary (Notaris) | Must be bilingual & notarized |
| 6 | Tax and permit records | Local Tax Office | Confirms no unpaid liabilities |
Every verified document adds another layer of protection for your investment.
Indonesia’s land law divides ownership into several categories — and not all are available to foreigners.
| Title Type | Description | Foreign Ownership |
|---|---|---|
| Hak Milik (Freehold) | Full ownership for Indonesian citizens | Not allowed |
| Hak Sewa (Leasehold) | Long-term lease (25–80 years) | Allowed |
| Hak Guna Bangunan (HGB) | Right to build and own on leased land | Via PT PMA |
| Hak Pakai (Right of Use) | Limited right for residential use | Certain cases |
For foreigners, the safest options are Hak Sewa (Leasehold) or HGB via PT PMA (foreign-owned company).
Always request the original ownership certificate before negotiating.
Verification process:
If the owner refuses a BPN check — walk away immediately.
Every plot on Bali is classified into a specific zoning category (RTRW):
Check zoning at:
Never rely on verbal assurances — request the official zoning confirmation letter before purchase.
Hire a licensed surveyor (registered with BPN) to conduct a patok survey and re-measure the boundaries.
Even a 10–20 cm difference can cause disputes with neighbors or invalidate permits later.
Surveyors also confirm whether your plot matches the coordinates registered in the BPN database.
Foreign buyers typically acquire land under Hak Sewa (Leasehold).
To be valid, contracts must be:
Check these points:
A non-notarized lease carries no legal weight — always go through a registered notary.
If the land includes existing buildings, ensure the structure is registered and approved:
Why it matters:
These documents are required to:
You can verify permits via the SIMBG platform or through your architect and notary.
Before closing the deal, check that:
The Tax Office (Kantor Pajak) and BPN can issue confirmation letters upon request.
Unpaid taxes or hidden mortgages can block registration or resale.
| Scam Type | Description | How to Avoid |
|---|---|---|
| Fake Certificates | Forged SHM/HGB | Verify directly with BPN |
| Nominee Ownership | Local holds land “for” foreigner | Use PT PMA or leasehold |
| Green Zone Sales | Agricultural land sold as “villa land” | Check RTRW zoning |
| Double Selling | Same land sold to multiple buyers | Request updated Land Book Copy |
| Unlicensed Agents | Brokers without legal registration | Work only with certified agencies |
In 2024, several foreign investors bought “commercial” plots near Ubud, only to discover the land was part of a protected green zone.
Authorities stopped construction and revoked permits — losses exceeded $200,000.
A quick zoning check at Dinas Tata Ruang could have prevented the mistake.
Before transferring any funds or signing a sale or lease agreement, make sure you have verified five critical documents.
These papers define whether your land purchase is legal, secure, and recognized by Indonesian authorities.
Without them, your ownership rights — or even your building — could later be challenged.
This is the primary proof of ownership.
Every legally registered plot in Indonesia has a certificate issued by BPN (Badan Pertanahan Nasional).
What to check:
The Land Book Copy is an official extract from the BPN registry confirming the legal status and ownership history of the land.
It includes information about mortgages, disputes, or previous transactions.
Where to get it:
Why it matters:
This document ensures the title is authentic and up to date.
Without it, you risk buying land that’s already pledged, mortgaged, or even sold to someone else.
In Bali, double sales (the same land sold twice) are one of the most common property scams — and this one piece of paper prevents it.
Zoning rules on Bali are strict and determine what can be built on a particular plot.
A piece of land may look perfect for a villa but fall into a green zone, where construction is illegal.
What the RTRW Letter confirms:
Where to get it:
From the Dinas Tata Ruang (Regional Planning Office) in your regency — Badung, Gianyar, Denpasar, or Tabanan.
Never rely on word-of-mouth assurances like “everyone builds here.” Only an official zoning letter provides legal protection.
If the plot already includes a structure — a villa, house, or resort — you must confirm that the building is legally approved.
What to check:
Without valid PBG and SLF, your building can’t be legally rented, sold, or connected to public utilities.
The PBB (Pajak Bumi dan Bangunan) is Indonesia’s annual land and building tax.
Before buying, confirm that all taxes on the property have been fully paid.
How to check:
Ensure there are no outstanding dues or penalties.
Why it matters:
If the previous owner hasn’t paid land tax, you as the new lessee or buyer might become responsible — and unpaid taxes can delay ownership registration.
A clean tax record is one of the simplest signs of a legitimate property.
These five documents form your legal shield as a buyer or investor.
If even one is missing or inconsistent, pause the deal immediately until proper verification is complete.
A genuine seller will never refuse transparency. And a professional notary or real estate agency — like DDA Real Estate — can obtain and cross-check all documents through BPN, Dinas Tata Ruang, and tax offices on your behalf.
On Bali, due diligence is not bureaucracy — it’s your insurance policy against losing hundreds of thousands of dollars.
| Institution | Purpose | Contact |
|---|---|---|
| BPN (Badan Pertanahan Nasional) | Verify land titles and ownership | bpn.go.id |
| Dinas Tata Ruang | Zoning and land-use confirmation | Local Regency Office |
| Notary (Notaris) | Contract verification & registration | Licensed locally |
| Polresta Denpasar | Report land fraud | Hotline 110 |
Read also: Buying land on Bali, First Investment: Buying a Land or a Finished Property, Why Should You Invest in A Beachfront Property in Bali.
DDA Real Estate provides full legal due diligence for investors buying land or property on Bali.
Our services include:
