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Buying property in Bali isn’t like buying at home. And that’s exactly why so many of us fall in love with it: the cliffs, the ocean, the rituals, the wildness. But that same charm also means things don’t always follow the rules you’re used to.
We’ve seen the dream purchases. We’ve also seen the heartbreak stories, all because of missed steps in due diligence.
At Uluwatu Property, we take this seriously.
If you're looking to buy in Bali; whether it’s a cliff-top villa, a cozy apartment in Bingin, or land to build your own? These are the questions we always ask before anything moves forward.
1. Is the Property Legally Available for Sale?
It may seem like a simple thing. But here in Bali, not every property being advertised is actually allowed to be sold.
We always double-check:
- Is the land title legitimate?
- Does the seller have the full legal right to sell?
- Are the certificates in order (Hak Milik, Hak Guna Bangunan, or others)?
Without these checks, things can unravel quickly.
2. Are There Any Disputes, Debts, or Unpaid Taxes?
Even the prettiest villa can come with hidden issues.
Before you fall in love, we look into:
- Any active land or family disputes
- Unpaid PBB (annual property taxes)
- Past-due permit penalties
- Inheritance claims or unresolved transfers
If anything looks unclear, we stop the process until we have answers.
3. Is There Proper Road or Access?
It sounds strange, but we’ve seen beautiful properties with no official access.
Sometimes people get by with informal neighbor agreements, until those neighbors change their minds. We make sure:
- There’s legal, registered access (Hak Jalan) to your land or villa
- That right of way is recorded on the certificate
No access = no deal.
Simple as that.
4. Is the Zoning Right for What You Want to Do?
Are you buying to live, to rent out, or to build something new? Whatever your plan, the zoning has to match.
We check:
- Whether the land is zoned residential, tourism, agricultural, or green
- If your intended use (i.e., rentals or hospitality) is legally allowed
- Whether a villa permit (Pondok Wisata or Commercial License) is possible
It’s one of the biggest mistakes buyers make, assuming “anything is possible.”
It isn’t!
Why Does It Matter?
We love Bali. We also respect it. The mix of tradition, law, community, and fast-paced development means you need to know what you're doing.
Due diligence isn't just paperwork. It's how you protect your dream.
Skipping it might feel like a shortcut but those are the stories that often end with regret. And we don’t want that from anyone.
Need Support with the Process?
We work with trusted legal teams who’ve helped hundreds of foreign buyers avoid risk, save time, and secure their dream villa the right way.
- Browse verified, clean listings
- Book a consultation
- Or just drop us a message we’re always happy to share insight over coffee or a WhatsApp chat
Let us know your plan, and we’ll help you move forward confidently with no surprises down the road.
