- Every classic mistake has a one-day check that prevents it.
- The deadliest three: wrong zoning, verbal lease extensions, paying before documents.
- Brochure yields are a marketing genre — demand operating data.
- Management quality is chosen at purchase, not fixed later.
Bali's villa market is not dangerous — it is unforgiving of skipped homework. The same seven mistakes repeat year after year, and each has a boring, reliable antidote. Steal this checklist.
The seven
1. Green-zone land — the view is great until the demolition order. Check zoning first (how). 2. Verbal extension promises — only a contractual extension counts (leasehold guide). 3. Money before documents — Due Diligence, KKPR, PBG go to your lawyer first. 4. Believing brochure yields — ask for real occupancy dashboards. 5. Ignoring management — 20 p.p. of occupancy live there. 6. All-cash upfront to a no-name builder — stage payments exist for a reason. 7. Buying rate, not RevPAR — an expensive empty villa earns less than a fair-priced full one.
FAQ
What is the single most important check?
Zoning plus land certificate — the only mistakes that cannot be fixed with money later.
Are cheap resale villas a trap?
Not automatically — but audit why it is cheap: remaining lease term, zone, condition, listing history.
How do I verify yield claims?
Ask for the platform dashboards of specific operating villas and cross-check with the market index at /en/index/.