How to buy a villa in Bali: the step-by-step process.

1. Shortlist filter. Six to ten parcels max. Region, zoning, title structure, and operating-model fit. The longlist of fifty is the agent’s funnel, not yours.
2. First viewing & preliminary checks. Walk the parcel. Note neighbours, surrounding supply pipeline, access road ownership, banjar boundary. Nothing signed.
3. Title verification at BPN. Pull the certificate (Hak Milik, Hak Pakai, or HGB) directly from the land office. Cross-check the parcel boundary, encumbrances, and zoning code. See the 5-step due-diligence checklist, and when the HGB is issued if that is the pathway.
4. Pathway selection. Hak Pakai, Hak Sewa, or PT PMA. Choose against the buyer profile + parcel zoning. The four-pathway breakdown covers the decision tree.
5. Building permit check. Separate from title, and skipped more often than any other step. Read the approved function, floor area and storey count against the building standing. Checking the PBG before you sign covers what replaced the IMB and what the SLF adds.
6. Offer letter + deposit terms. Small initial deposit only (escrow or notaris-held). Walk-away clauses tied to title-check outcomes. Do not wire the full deposit on a verbal title assurance.
7. Notaris engagement. Directly, not through the agent. The notaris referred by the seller’s agent has a structural conflict. Engage one independently on a flat fee.
8. Contract drafting & renewal-clause negotiation. For leasehold, this is the single most important step in the entire transaction. Renewal price formula, consent condition, and heirs binding are all explicit, or the contract fails in year 25.
9. Closing & registration. BPHTB transfer tax paid, notaris fee paid, BPN certificate reissued (Hak Pakai pathway) or notaris-registered contract logged (Hak Sewa pathway). You hold the document in your name on day one. Move the purchase funds in correctly — how to transfer money into Indonesia and keep the proof-of-funds trail.

The Bali agency commission structure is rarely the simple one quoted to buyers. The seller’s agent is paid on closing. The agent-referred notaris engagement carries a referral fee. The PT PMA setup company is paid on incorporation. The villa-management company is paid on ongoing management. A single counterparty can end up drawing from four fee streams against your single transaction.

The underwriter’s defence is simple: engage every professional on a flat fee paid directly, not through the agent referral. The notaris reads the certificate the same way regardless of who pays them; the question is whose interests they sit closer to when something needs to be reported in the renewal clause. Run the fee-stack reading before assuming the agent quote is the full cost. The Bali villa due-diligence sequence in full.

1. Skipping the BPN title pull. Trusting the agent’s photocopy of a certificate. The original at the BPN may differ on parcel boundary, encumbrances, or holder.
2. Accepting the agent’s notaris referral. The notaris does their job correctly but inside a transaction architecture that is not aligned with your interest. See the scam-pattern catalogue.
3. Wiring the full deposit before title verification. A wired deposit is hard to claw back in any jurisdiction. Tranche the deposit against named verification milestones.
4. Signing a leasehold with a vague renewal clause. The single highest-impact failure mode in foreign-owned Bali villas. The contract does not survive year 25 without explicit price formula + consent + heirs binding.
5. Buying off-plan against staged payments with no escrow. Developer bankruptcy patterns are well-documented. See the off-plan risk map.

The full Bali condo / villa underwriting framework mirrors the Thailand condo due-diligence layer. Different jurisdiction, same underwriting logic. The Bali villa scam patterns worth knowing.

Two steps in that list have pages of their own, because they are where the sequence most often stalls: the Akta Jual Beli that actually transfers the land, and balik nama, the land-office step that puts your name on the certificate.