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: land and certificate, zoning, permits, legal entity, contract, payment structure; 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: BPN extract via the notary.
- Zoning — zone, setbacks, LSD/LP2B: RDTR map and KKPR confirmation.
- Permits — KKPR, PBG with commercial designation, SLF for completed buildings: SIMBG register.
- Developer/contractor entity — NIB, KBLI, track record, litigation: 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-represented projects the review package (certificate and chain of title, KKPR and PBG, contractor's NIB, draft contract) is handed over before the deposit — to you and your lawyer.
Read more in the blog
- Bali Villa Due Diligence: Legally Verifying 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 — we cite enacted acts only and update the entry when they do.
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