Due diligence checklist — Bali Off Script

Print this. Take it to viewings. If a seller or agent gets defensive about any line on it, that is the answer.

Before you pay a deposit

Original certificate sighted — SHM, SHGB or SHP, not a photocopy, not a photo
Certificate verified at the local BPN office by your own notary
Land physically walked with GPS against the cadastral drawing
Zoning confirmed on GISTARU or at the regency planning office — not from the agent
Zoning permits your intended use (pink for commercial rental; yellow and green do not)
No hak tanggungan (mortgage or lien) registered against the title
No dispute, no overlapping certificate, no sertifikat ganda
Seller identity confirmed against KTP and family card
Spouse consent obtained where land is joint marital property
All heirs identified and consenting where the land came through inheritance
PBB (annual land tax) receipts current, no arrears

Access road confirmed as legal right of way, in writing, with width recorded
Setbacks checked — beach, river, cliff, and any temple or sacred-site buffer
PBG (building permit) exists for every structure on the plot
SLF (fitness certificate) issued
If leasehold: extension clause is unconditional, priced or formula-based, and binds the owner's heirs and successors
If leasehold: transfer and sublease rights are explicit
If buying a company: full corporate, tax and licensing due diligence, and confirmation the LKPM reports are filed
Your own notary or PPAT engaged — not the one the seller brought

Funds moving by bank transfer only, never cash
BPHTB and seller's PPh calculated and provably paid before the deed
Deed executed in front of a PPAT, not a private agreement
Registration at BPN confirmed, and you hold the receipt
Every promise made verbally by the agent is written into the deed, or it does not exist

If you are being told to move fast, that is the pressure working. Nothing legitimate in Indonesian land transfer requires you to skip a step.