If you are planning to purchase land to build your Villa you should consider the following checklist:
  • Location:

Whether for residence or as investment, you will choose the best location that suits your own preferences and needs. Currently areas like Bukit and Canggu are very popular for villa development, since areas like Kuta, Legian, Seminyak or Sanur have rapidly commercialized. Different factors are to be taken into consideration like exceptional ocean views or rice field views, proximity to the beach, shopping and restaurants areas, airport…

  • Land Certificate and Sales/Purchase Agreement:

Check land certificate and related purchase documents with recognized Notary or Lawyer (who should not be the same one as the seller). Make sure the land location and boundary actually matches the land certificate.

  • Land Use Restrictions:

It is also essential to check that you can get the Building Permit (IMB) and that the land is in the correct zoning prior to the purchase to make sure there are no restrictions that might compromise the building of your Villa.

  • Land Size and Topography:

This depends on the size of the Villa you plan to build, and most importantly on the budget. As a general rule, we recommend a minimum plot of 300m2 for small villa construction. A Topographic Survey of the land is generally required to check the land boundaries and the land shape.

  • Soil Characteristics:

Depending on the size of the villa and the characteristics of the terrain where it is located, it might be advisable to implement a “Soil Investigation Analysis” to determine the soil characteristics and to confirm the most suitable design for the foundations and structure. This is of particular importance in the case of soft soil like in wetlands or rice fields areas.

  • Access road:

Make sure you have full legal access to the land so that the road/lane that joins your villa with the main road is actually a public way (and not privately owned). Size and condition of the access road is also a very important consideration.

  • Community Relations:

Balinese Villages or Communities are made up of Banjars. Banjar is like the Community Council that protects the tradition and carries out community work and social services. The Banjar´s decisions are quite autonomous so it is very important to keep the Banjar informed about the villa development and establish a harmonious relation right from the beginning. For this is advisable to be assisted by a Balinese person who understands local Community dynamics.

  • Water Supply:

Check if connection to the public local Water Supply Company PDAM is available in the area. If not available, the other options are to install a deep well for water supply (deep enough to avoid water table fluctuations between dry and rainy season, and also contamination from badly constructed septic tanks nearby) or water supply with water-truck to your Villa´s storage tank.

  • Electricity:

It is very important to check the existence of electrical grid in the area and ensure the electrical connection with the National Electricity Company PLN. The price for such connection will depend on the distance to the grid and the required power capacity. If no local grid available, the other options are to use a generator and/or rely on renewable energy sources (solar, wind, small hydro…)

  • Drainage:

Check the land condition and the existing surface water runoff drainage options in the area (like drainage channel adjoining the road, proximity to surface water runoff discharge points like rivers or streams, etc..). In the rainy season many areas are subject to flooding due to the combined rapid building development with the lack of proper storm water runoff drainage planning.

  • Telecommunications/Internet:

Check there is cell phone coverage, availability of fixed lines phones, and wireless broadband access.

  • Natural Orientation and Views:

Villa can be built on a hill, cliff-top, beachfront, with sea or rice field views, all depends on your preferences. It is important to check the development plans for the land located nearby your Villa to make sure it will not impact on your lifestyle or the rentability of your Villa.

  • Landscaping:

Soil in Bali is very fertile so grass, plants and trees grow very quickly. Make sure you include your needs in terms of size and composition of the garden areas for your Villa.


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