The questions clients wish they'd asked sooner.

Freehold (Hak Milik) is generally reserved for Indonesian citizens. Foreigners typically build on leasehold land, which is a long-term right of use, not ownership of the land itself. Knowing which one you actually hold — and for how long — should happen before design, not after.

Not as freehold. Hak Milik, Indonesia's freehold title, is reserved for Indonesian citizens under the Basic Agrarian Law. Foreigners build using one of three legal routes instead: leasehold (Hak Sewa), Hak Pakai (a personal right-to-use title), or a PT PMA — a foreign-owned company — holding HGB (right-to-build). Which one fits depends on your residency status and whether the property is for personal use or a rental business. 

Two, in sequence. PBG (Persetujuan Bangunan Gedung) approves what may be built — structure, layout, and initial environmental plans — and replaced the older IMB system in 2021. SLF (Sertifikat Laik Fungsi) is issued once construction is finished, certifying that the completed building matches the approved plans and is safe to occupy. Before either, KKPR confirms the land's zoning allows your intended use — without it, the PBG application cannot proceed. 

No. A PBG cannot be issued to a foreigner personally. It must be applied for by an Indonesian citizen holding SHM land rights, or by a company — typically a PT PMA — holding HGB land rights.

Yes, in part. Bali currently has an active policy restricting new permits for hotels, restaurants, and tourism accommodation on agricultural land. Projects with an already-approved PBG can continue. This operates as an executive policy directive rather than a single formal regulation, so it can shift without much notice — status is worth re-confirming close to your project's start date.

We typically do not provide a fixed price per square meter, as each project varies in terms of site access, finishing level, land size, design, and topography, among other factors. Pricing is therefore calculated based on the specific data and design provided by the client.

A compact one- or two-bedroom villa often runs 10–14 months; a larger three-bedroom build, 12–18 months. Rainy season, roughly November through March, can add another one to two months — a timeline that doesn't account for it is usually too optimistic. 

A detailed scope of work, itemized costing rather than a single lump sum, a payment schedule tied to verifiable milestones rather than fixed calendar dates, a defined timeline, and clear terms for what happens if either side needs to change or exit the agreement. 

Rarely, without closer inspection. A quote significantly below the others is a common sign that something — MEP, structural finishing, landscaping — has been left out, and it tends to resurface later as an unplanned change order. Compare quotes line by line, not just by the total figure.