Home › Services › Land Sourcing & Due Diligence

Land Sourcing & Due Diligence in Bali

The cheapest mistake in a Bali villa project is the land you do not buy. We find plots that fit your budget and goals, then check the certificate, zoning, access and flood risk before any deposit changes hands.

🔍 Full title check🗺️ Zoning verified🌊 Flood & access review
Bali land plot with rice terraces being evaluated for villa construction

More Bali villa projects are ruined at the land stage than at any other. A plot in a red (protected green-belt) zone cannot legally get a building permit no matter what the seller says; a leasehold with five years left is not a 25-year investment; a beautiful rice-field block with no legal road access is unbuildable. We source plots against your real brief — budget, location, freehold or leasehold, build size — and then run hard due diligence with a notary before you commit. The goal is simple: only ever pay a deposit on land you can actually build a permitted, rentable villa on.

What This Service Includes

Sourcing to Your Brief

We search on and off market against your budget, preferred area and whether you want leasehold or freehold, and shortlist plots that can actually be built on.

Title & Certificate Check

A notary verifies the certificate (SHM, HGB or lease), confirms the seller's right to sell and checks for liens, disputes or overlapping claims.

Zoning Verification

We confirm the plot sits in a zone that permits a villa — the difference between a buildable green/yellow tourism zone and an unbuildable protected one.

Access, Flood & Services

Legal road access, flood and landslide risk, water table, and the real distance to power and water — the practical things that decide whether a plot is worth it.

How It Works

  1. Brief

    Budget, area, leasehold vs freehold, target villa size and timeline.

  2. Shortlist

    On- and off-market plots that match, with honest notes on each.

  3. Due diligence

    Notary title check, zoning confirmation, access, flood and services review.

  4. Secure

    We help structure the lease or purchase and the deposit through the notary, cleanly.

What It Costs

A standalone due-diligence and title check on a single plot is typically IDR 5–12 million depending on the certificate type and complexity, credited against the project if we build for you. Sourcing fees are agreed up front. See the pricing page; the legal background is in freehold vs leasehold.

Where It Fits in Your Project

Once the land is secured we move to design, the PBG permit and a turnkey build.

What Owners Ask Us

Why is zoning so important?
Because a building permit is impossible without the right zone. Bali's spatial plan divides land into zones; only certain ones allow tourism or residential villas. A cheap plot in a protected zone is worthless for building — we check this first, every time.
Can foreigners buy the land outright?
Foreigners cannot hold freehold (Hak Milik). The practical routes are a long leasehold (Hak Sewa) or a PT PMA company holding Hak Guna Bangunan. We explain both in freehold vs leasehold and structure whichever fits.
What if the land has no road access?
Then it is not buildable until access is secured, and we will tell you so before you fall in love with it. Verified legal access is part of every due-diligence report.
Do you check flood risk?
Yes — flood, landslide on hillside plots, water table and drainage. Bali's wet season is brutal on poorly chosen low-lying land, and it is far cheaper to avoid than to engineer around.
Can you find land if I only have a budget?
Yes. Give us a budget, an area and your goal (private home or rental) and we will shortlist realistic plots and tell you what is left for the build.

Areas We Build In

JimbaranNusa DuaUbudSanurKutaDenpasarUluwatuSeminyakBerawaCanggu

Buying Land in Bali?

Send us a plot you are considering, or just your budget and area — we will tell you honestly if it is buildable before you risk a deposit.

Check a Plot