Our Research & Verification Process

We start every review by confirming which ownership route applies — leasehold, Hak Pakai, or PT PMA — since freehold (Hak Milik) is not available to foreign buyers. This determines which documents we request next.

We cross-check any advertised yield figure against comparable villas in the same district, rather than accepting a listing’s marketing numbers at face value. Gross yields of 12–18% are achievable, but only for specific, well-managed properties — not as a blanket average.

Our process includes verifying the land certificate, zoning classification, building permits (IMB/PBG), and any existing encumbrances with an independent, licensed notary before a property is added to our recommendations.

We track occupancy and pricing data across Canggu, Seminyak, Uluwatu, Bingin and Ubud to keep our location guidance current, rather than relying on reputation alone.

Where a client intends to rent a villa short-term, we review the proposed management company’s track record, fee structure and reporting practices as part of our verification — management quality is as important as the property itself.

We provide indicative pricing ranges rather than fixed figures, reflecting the genuinely dynamic nature of Bali’s property market, and we update these ranges as conditions change.

We flag any structure that relies on informal nominee arrangements as carrying significant legal risk and do not recommend them, regardless of how the arrangement is marketed. We also monitor regulatory developments that could affect foreign-held structures.