Due diligence on a Lombok land title: a 12-point checklist

South Lombok's land market is young. Many plots have been in the same family for generations and are being sold for the first time, often with incomplete paperwork. That is part of the opportunity, and the main risk. This checklist is in the order we work through it for our own buyers.

Part 1: the title

1. Is there a certificate, and of what kind? Ask for a copy of the land certificate before anything else. Freehold (SHM, Hak Milik) and right-to-build (HGB) certificates are the usual starting points for a lease or a purchase through a PT PMA. Since Indonesia moved to electronic certificates, some titles will be digital rather than paper.

If the seller offers only a girik, petuk or "letter C" (old tax and village records), be very careful. Under Government Regulation 18/2021, these had to be registered within five years; since 2 February 2026, they are no longer recognised as proof of ownership, only as an indication of location (detikProperti). Uncertified land must be registered by the owner before any sale; never pay for it on a promise.

2. Official check at the land office Your PPAT notary checks the certificate at the local land office (BPN), a step called pengecekan sertifikat. It confirms that the certificate is genuine and matches the land register, and shows any mortgage, seizure, block or recorded dispute. Get the result in writing.

3. Online cross-check You can also see whether a parcel is registered, and where, on the land agency's BHUMI map or its Sentuh Tanahku app (detikProperti). This does not replace the official check, but it is a quick way to spot a plot that does not exist where the seller says it does.

Part 2: the seller

4. Identity and authority The notary verifies the seller's ID card (KTP) and family card against the certificate. If a company owns the land, check its deed of establishment and who may sign for it.

5. Everyone who must consent In Indonesia, land acquired during a marriage is usually joint property, so the spouse must consent. Inherited land needs the agreement of all heirs, often a large family. One missing signature can block or later undo a deal. Ask the notary to list every required signatory.

6. No dispute Ask for a letter from the village head (kepala desa) confirming that the land is not in dispute, and ask neighbours. In South Lombok, informal family or customary claims can surface when land value rises. A plot with a history of dispute is rarely worth the discount.

Part 3: what you can do with the land

7. Zoning The regency's spatial plan (RTRW) decides what can be built on each plot. Coastal and hillside land in South Lombok can be zoned for tourism, housing, agriculture or protection. Get the zoning confirmed in writing for the exact parcel, and check that it allows a villa or tourist accommodation if you plan to let. Without the right zoning, you will not get a building permit (PBG).

8. The coastal setback Indonesian law sets a coastal setback of at least 100 metres inland from the highest tide line, with exact boundaries fixed in each regency's spatial plan (Presidential Regulation 51/2016, via Cabinet Secretariat). On a beachfront plot, part of the land may be unbuildable. Measure it before you agree a price.

9. Legal access A plot is only as good as its access. Check that the road to it is public, or that a right of way is registered, and that it is wide enough for construction trucks and, later, guests. A track across a neighbour's land, with no written agreement, is not access.

10. Utilities Ask for the distance to the nearest mains electricity (PLN) connection point and its capacity, and how water will be supplied: mains, borehole or tanker. Check mobile and internet coverage on site. On remote plots these can cost more than expected; our build cost guide explains why.

Part 4: the physical site and the money

11. Boundaries, area and ground Have a surveyor confirm the boundaries and area against the certificate, with markers in place. Walk the land in the rainy season if you can: look for erosion, flooding, slope stability and drainage. On steep plots, a soil test before you design saves money later.

12. Taxes paid, and a safe payment route Ask for the land and building tax (PBB) receipts for recent years: arrears can delay the transfer. Then agree how money will move: payments only to the account named in the deed, ideally through the notary's escrow, and only against signed documents. Never pay cash, and never pay an agent's personal account.

The checklist at a glance

• 1. Certificate copy obtained; type confirmed (SHM, HGB); no girik
• 2. Official certificate check at BPN, result in writing
• 3. Online check on BHUMI or Sentuh Tanahku
• 4. Seller identity and authority verified
• 5. All required consents listed and obtained (spouse, heirs)
• 6. No-dispute letter from the village head; neighbours consulted
• 7. Zoning confirmed in writing for the exact parcel
• 8. Coastal setback measured, if near the shore
• 9. Legal access confirmed
• 10. Power, water and internet assessed
• 11. Survey of boundaries and area; site inspected
• 12. PBB receipts checked; payment route agreed through the notary

Who does what

Every plot we present has been through these checks, and we share the results with you before you commit. Ask us for our current land listings.

FAQ

This checklist is general information, not legal advice. Have every transaction checked by a PPAT notary and an Indonesian lawyer. See our investment disclaimer.