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The investor's listing check · Free editorial review

Check a Bali villa listing before you commit capital.

Send us any Bali villa listing URL. We read the price per square metre, the lease term, the area risk profile, and the net-yield basis – then return a written editorial dossier within 24 hours. Free. No mailing list, no upsell, no broker handoff unless you ask.

Start the listing check Paste any Bali listing URL → PDF dossier in 24 hours

The four filters we run on every listing

  1. Filter 01

    Price per square metre

    We benchmark the asking price against the median completed transaction in the same sub-zone for the last six months. If the listing sits above the +25% band without a clear justification (sea view, branded operator, distressed comp), it gets flagged.

  2. Filter 02

    Lease term and extension

    How many years remain on the leasehold? Is the extension clause written into the title deed, or only the marketing brochure? Is the land owner identified and traceable? A 30-year remaining lease with no documented extension path is not the same asset as a 30-year lease with a notarised renewal clause.

  3. Filter 03

    Area and zoning risk

    Is the parcel inside a designated tourism zone, or on agricultural land that requires permit conversion? What is the licensing environment for short-term rentals in this sub-zone in 2026? Has the regency tightened enforcement recently? Area risk is where most foreign investors get caught.

  4. Filter 04

    Net-yield basis

    The listing's advertised yield is almost always gross, before management fees, OTA commission, maintenance and seasonal vacancy. We rebuild the yield from the bottom up using comparable ADRs and occupancy data for the sub-zone, and tell you what the realistic net number looks like.

How the check works

  1. 01

    Send us the listing URL

    Paste the listing link in our intake form. Add six fields about your budget, target area, purpose and timeline. Three minutes.

  2. 02

    We run the four filters

    Editorial team pulls comparable transactions, verifies the land status, checks zoning and licensing, and rebuilds the yield calculation. We do not contact the seller.

  3. 03

    You receive a written dossier

    A PDF with green, yellow and red flags, comparable benchmarks, the net-yield rebuild, and a one-paragraph editorial read on whether the listing is worth pursuing. Within 24 hours.

  4. 04

    You decide

    If the listing checks out, proceed with your notary and your own legal counsel. If it doesn't, we can suggest three safer alternatives in the same budget band. No commission either way.

How we make money – and why this is free

The listing check itself is free because it is our editorial intake. We publish anonymised case studies from the checks we run, which is how the comparison desk improves over time. We may receive a partner-agency referral fee if you later choose to work with a vetted operator we introduce – but that is an opt-in conversation that happens after the check, never before. The full disclosure is on our disclosure page; the editorial review methodology is on our methodology page.

We are not real-estate brokers, not licensed conveyancers, and not your legal counsel. The editorial dossier is a research document; the final legal verification must always be done by your own licensed Indonesian notary or PPAT.

Common questions

Is the check really free?
Yes. The listing review is our editorial intake and costs nothing. We may later introduce you to a vetted partner agency for a referral fee if (and only if) you ask for one – that is the revenue model.
What if the listing turns out to be a bad investment?
That is the most useful outcome. About a third of the listings we review end up flagged red. We tell you why, and we can suggest three safer alternatives in the same area and budget band.
How long does it take?
Twenty-four hours for the editorial dossier in most cases. Complex listings (multi-parcel, off-plan with phased delivery, unusual ownership structures) may take up to 48 hours. We tell you the timeline in the intake response.
Do you contact the listing agent?
No. Our review is desk-based – land records, comparable transactions, zoning maps, and operator data. We do not signal to the seller that a buyer is reviewing the listing, so you keep your negotiating position.
What types of listing can you check?
Any Bali villa, branded residence or apartment with a public listing URL or a developer brochure. We can also review off-plan projects, Bukit clifftop villas, ITDC-enclave residences in Nusa Dua, Cemagi/Seseh oceanfront product, and trophy assets. If the listing has no public URL, attach the brochure PDF to the intake.
What about listings outside Bali?
Our primary coverage is Bali. We also cover Phuket on the same methodology for cross-border investor comparisons. For other markets, see our market comparison library.

Next step

Three minutes of intake. Twenty-four hours to a written read.

If you are weighing a specific Bali villa right now, the check is the fastest way to know whether it is worth pursuing. Use it before you commit a deposit, before you book a viewing trip, before you engage a notary.

Start the listing check