All services with one player: Planning, Cost calculation, Business plan(if you are a hotel or villa business investor), Buy land advice, Notary, Architect, construction permit, Electricity and water supplied, Contractor, Legal, TAX, Local integration, marketing online if needed, etc.
-Find the best land in Bali is one of the most critical issues in your project, and more expensive. Without a Local expert could be too risky
-We create high definition 3D impressions of your proposed building, the architect will give you expert advice based on experience, research, and current global and local trends
-We are Contractor in Bali. During the construction phase, we administer the contract to ensure that all parties are producing quality within the agreed timeline and budget.
All done with best humans been and professional that we already join after many years of experience, reducing risk and time by planning. Holding your hand and walk this path together, joined for you to have the best experience of your project Vision
Just contact your partner, us, if you want more information about building your Villa or Hotel in Bali; Canggu, Sanur, Seminyak, Kerobokan, Ubud, Umalas...
Buy land in Bali & Lombok
Build Bali will Assist You In Setting Up Your Land And Property Investment Plan With The Most Secure Way.
Prepare a list of potential investments based on your requirements. We have local knowledge about the scope of investment opportunities (find out the updated negative investment list). That includes information about local master plans as well as public and private projects. Which including new roads, airports, business centers, etc. These are important issues that will impact the value of your investment in the future.
Provide analysis for shortlisted investments. Your selected projects will be investigated and we will perform a detailed analysis to ensure all required parameters.
Conduct local negotiation to start up the investment. We will help you locally negotiate and purchase the target of your investment. We check and ensure the authenticity of all documents.
Manage your ownership. Individual foreign ownership of land is prohibited in Indonesia. You can own it through a local nominee. But please remember that can sometimes be quite dangerous if you do not choose the nominee correctly. Another way is to register your own Indonesian company that can purchase and own the land for you (Here you can read about how to register your own local company). Or, you can buy land through our verified nominee.
For those of you who want to own property in Bali or Indonesia, you definitely need to understand that land certificates are divided into three types, namely Freehold Certificate (SHM/Hak Milik), and Leasehold Certificate, Right to Build (HGB), and Right of Use Certificate (Hak Pakai).
Hak Milik is the Freehold Certificate that is only for Indonesian Citizens.
The differences between the Leasehold Certificate, Hak Pakai and an HGB title, can be seen from the party receiving the certificate. The Hak Pakai can be granted to a foreign citizen, either an individual or a legal entity, while the HGB cannot by Foreigners, only by Entity/Company.
Right of Use Certificate (Hak Pakai)
This is the right of use over state-owned (crown land) or property owned by public or private persons/entities for a specific purpose for (generally) a finite period.
Hak Pakai has a validity period and may be extended in accordance with applicable regulations.
Hak Pakai can be issued to:
Foreigners domiciled in Indonesia
A foreign legal entity that has a representative in Indonesia
A legal entity established under Indonesian law and domiciled in Indonesia
Departments, Non-Departmental Government Agencies, and Local Governments
Religious and social bodies
Representatives of foreign countries and representatives of international bodies.
Hak Pakai Validity Period
Hak Pakai also has a usage time limit, in accordance with Government Regulation (PP) Number 103 of 2015 stating that a Hak Pakai has a validity period of not more than 30 (thirty) years. However, it can be renewed for 20 (twenty) years and then renewable for 30 (thirty) years as agreed with the holder of the land certificate.
Right to Build (HGB)
Right to Build (HGB) is a type of certificate in which the certificate holder is allowed to establish and own buildings on land which is state-owned or freehold, with a maximum period of 30 years and can be extended for a maximum period of 20 years. The land can be owned by the state or an individual (Hak Milik).
Just like Hak Pakai, HGB also has a usage time limit, but the difference is, this certificate can be mortgaged for credit applications to financial institutions.
HGB can be issued to:
A legal entity established under Indonesian law and domiciled in Indonesia
Applicability Period of HGB
Based on Government Regulation (PP) of the Republic of Indonesia Number, the validity period of an HGB certificate is 30 years and can be extended for a maximum period of 20 years.
The application for renewal of the Hak Guna Bangunan should be filed no later than two years before the expiration of the HGB.
Land Status As a Result Of Expired HGB
After the HGB validity period is over, the status of the land is transferred back to the party entitled as the legal owner of the land, either to the State or to the holder of the Hak Milik certificate.
The differences between a Hak Pakai and an HGB title can be seen from the party receiving the certificate. The Hak Pakai can be granted to a foreign citizen, either an individual or a legal entity, while the HGB cannot.
There is also a difference in the validity period of the certificates. A Hak Pakai certificate can be extended for up to 80 years, whilst an HGB is only for 50 years. In addition, the HGB certificate can be mortgaged for credit applications while the Hak Pakai cannot.
Note: The normal payment in the transaction to Notary is 1%
Hotel & Villa Business in Bali
A thought that undoubtedly crosses every Bali tourist’s mind, is how to stay on this beautiful island longer. Many people look into ways of making a living by setting up a viable business, such as an accommodation business in Bali. Indonesian legislation has its own peculiarities, which can sometimes make matters complicated for foreign investors looking to invest in guests houses, hotels and resorts.
First and foremost is to consider where your land will be, how many rooms are necessary, the land size, the percentage of land that can be utilized, and what type of accommodation business to setup in Bali. Will it be a bed and breakfast type setup, a small hotel, or a full-fledged resort with facilities. Many districts around Bali have varied zoning laws and local regulations, especially in areas such as South Bali (Kuta, Seminyak, Denpasar, Sanur and Gianyar regency) which has heavy population density and various restrictions for accommodation businesses are in place. Therefore it is important to verify local zoning laws and corporate laws with local authorities and the Foreign Investment board before any land transactions are made.
Pondok Wisata – Indonesian sole entrepreneur
A bed and breakfast with less than 5 rooms is only open to sole Indonesian proprietorship. Many foreigners own a bed and breakfast through nominee arrangements. It is important to understand that a foreigner will not be able to legally own nor legally work with this type of setup.
The next two structures, a Hotel Melati and 3 Star Hotel and up, are open to foreign investment.
A foreign investment company, or PMA requires a minimum of two shareholders.
The maximum foreign shares allowed depends on the classification of the company. Indonesian regulation determines the maximum foreign investment as well as the minimum capital that a foreigner must invest in the creation of business in Bali. This is established according to the sector of activity.
Hotel, Non starred hotel
A small non-starred hotel would require you to have an Indonesian shareholder with a minimum of 33% shares, and you may hold the majority of shares. Your main interlocutor will be the Investment Coordinating Board (BKPM) because it will provide you the necessary license for setting up a company in Bali. It will be only with this license that you can begin the creation of your society. This authorization has a validity of three years.
Hotel 3, 4 & 5 Stars
A 3 star hotel would need approximately 25 rooms and more, and requires standard hotel facilities such as swimming pool, business center, restaurant, wheelchair access to name a few. A 3 starred hotel can be 100% owned by a foreigner or a foreign entity.
A 3 starred hotel should have a principal license, company act, legalization by the ministry of domicile certificate, Tax ID code Number, Manpower report, and Business certification (new).
For the restaurant, an alcohol license can be obtained, and in addition, there are licenses such as hygienic license, environment licenses to name a few.
Do not neglect the tedious parts of zoning checks on your land, and proper due diligence to ensure the legalities are in check, the legal consultants are here for assisting you in the creation of your business in Bali, safely and legally.
Whatever your choice, the creation of a PMA needs an agreement provided by the Indonesian government. This process can take 2 months and you have to be advised by professionals.
BuildBali is an integral advisor and partner to its clients in the development and implementation of the construction program. BuildBali’s construction project management and early involvement in a project will save time and money and allows the client to proceed with confidence. Depending on what solution makes sense for your project, you choose the involvement our team will have with pre-construction services.
Our primary role during the pre-construction phase is to provide input on design / constructability, construction costs, and schedule. In cooperation with the design team, the BuildBali team evaluates the requirements of the program drawings, conceptual plans, and the budget to move the project through to completion of design and documentation. Our team’s expertise and knowledge of life cycle costs and construction methods bring valuable information to the process, and this information lends itself to a successful project schedule.
Involvement at various stages.
At BuildBali, we will be your partner from the earliest part of the process and will work with you throughout the various stages of pre-construction and construction. Regardless of where in the process we are involved, we will provide you with information you will need to be able to make informed decisions at every stage of the project.
Work with your architect or hire one for you.
If you have hired an architect to design your project or have one in mind, we will collaborate to ensure a cooperative environment for the entire design and construction team. We also have the resources and capabilities to provide design/build services and hire a professional architect and engineers for the project.