From the land to the keys, one point of contact

Not freehold: Hak Milik is reserved for Indonesian nationals. A foreigner goes through a long lease, Hak Sewa, which is the most common route, or through a PT PMA company holding a right to build. The right structure depends on your project and on what you intend to do with the villa. It is decided before you sign, not after.

You buy the right to use the land for a fixed term, often 25 or 30 years, paid upfront. The land stays with its Indonesian owner. What matters is not the headline term, it is what the contract says about renewal: at what price, on what basis, and with what priority for you. A badly drafted lease is a problem waiting to happen.

The market runs from around 6 million rupiah per square metre to over 15. That gap is not about finishes: it is what separates a villa that lasts twenty years from one that degrades in three, in a climate that forgives neither humidity, nor UV, nor salt. What you save on in Bali is almost always what you pay for later. We price your project line by line after the first conversation.

Count 10 to 14 months of construction depending on size, and 2 to 4 months before that for design and permits. That is around a year and a half between the first conversation and the keys. A permit filed badly at the start costs two to three months later: that is why we never compress the sequence of land, legal audit, permit.

The PBG, which replaced the IMB, authorises construction. The SLF certifies that the finished building complies. On top of that come zoning upstream and, if you rent, an operating licence. We file these ourselves: it is one of our five trades, not something we hand off blind.

No. Zoning determines what the land allows, and a plot in a green agricultural zone cannot be built on, whatever its price or its view. It is the first thing our legal audit checks, before anyone talks about architecture. Badly zoned land blocks the permit, and a blocked permit blocks everything.

Yes, provided the zoning allows it and the villa is compliant: building permit, certified compliance once delivered, operating licence, and a structure that lets you invoice. The rules changed in 2026 and keep changing. We tell you what applies to your project at the time you set it up, and our legal counsel confirms it in writing.

In instalments tied to actual progress on site, never to the calendar alone. The full payment schedule is in the contract, before you sign, and it does not move afterwards. You know which completed stage each payment corresponds to.

Progress is documented every week, with photographs, including when it does not go to plan. You have a project manager you can reach, who carries your file from the first conversation to the keys. And our sites are public: we publish their progress on our Instagram account, before you have even written to us.

Our rule fits in three lines. What is promised is written down, including deadlines. What is built is photographed. What goes wrong is told to you before you find out. Warranties and penalties are in the contract, not in a brochure.