Steps breakdown

Initial site visits and decisions

Walk the land. Feel its slope, soil, and vegetation at your feet. Visit at dawn, midday and dusk to understand light, wind and how the valley breathes through the day. Note the terrain, the views and natural drainage, and locate water sources and potential spring lines. Check practical essentials too — how you’ll get electricity on site, access routes, and whether there’s public road access (this is non-negotiable). These on-the-ground visits reveal what plans and foundations must respect — and what the land will kindly allow. Request soil tests and topography certificate.

Due diligence and certificates

Before committing, we worked with our legal advisor Pak Agung Suardika to conduct full due diligence:

Confirming ownership and boundaries through the BPN (National Land Agency).
Ensuring the land certificate (Sertifikat Hak Milik) was valid, uncontested, and correctly registered.
Checking zoning permissions (ITR) to verify the land could be used for villa and tourism purposes.
Requesting a “Land in Good Standing” certificate confirming no disputes, mortgages, or pending claims.

This step is crucial — never skip it when investing in property in Indonesia.

If all is in order pay the deposit and sign preliminary Sale agreement.

PT PMA Establishment

To legally own and operate as foreigners, we established the PT PMA with assistance from Pak Agung Suardika & Associates.

This included:

Submitting 3 choices of company names – must be made up of 3 words

Nominating at least 2 shareholders and naming Director and Commissioner

Finalizing tax and operational compliance.

Registering the company with BKPM (Investment Coordinating Board).

Opening a corporate bank account.

The Notarial Signing

On October 1, 2025, we signed all documents in the presence of the notary, lawyer, and seller. The sale deed (Akta Jual Beli) was executed, and land transfer initiated to the PT PMA.

Like many processes in Indonesia, patience is key.

Land registration, title transfer, and BPN updates take time — but with the right team, everything moves forward smoothly.