Editorial due diligence · Paid product
Full Bali property due diligence by the editorial desk.
When the free editorial check (green/yellow/red) is not enough and you need the documented investor-grade file before wiring six or seven figures. We run the full 12-point leasehold protocol, the four-filter framework, comparable transactions, yield rebuild, and a written recommendation. Delivered as a 15–25 page PDF dossier within 5 business days.
From USD 1,200
What the full due diligence covers
01
Title verification (BPN + cadastre)
Official BPN title search against the registered SHM or HGB, landowner identity verification against KTP and KK, parcel-boundary survey check (peta bidang), encumbrance status (HT, sitaan, sengketa). Documented findings, not a phone call.
02
Lease structure review
PPAT licensing verification, lease deed quality review (term, registration status, extension clause with four required elements), comparable lease terms in the same sub-zone for the last 12 months. Recommendations on negotiation points.
03
Zoning + permit review
RDTR/RTRW zoning verification against the parcel, PBG/SLF permit cross-check at the regency planning office, STR licensing environment for the sub-zone as of report date. If the parcel is borderline, we flag specifically what conversion path applies.
04
Yield rebuild + comparable analysis
Bottom-up yield rebuild using comparable ADRs from Booking and Airbnb (5–10 comparable villas same sub-zone, same product format), realistic occupancy assumptions, all-in management cost including OTA pass-through and hidden line items. Documented with screenshots and source links.
05
Exit liquidity assessment
Secondary-market depth in the sub-zone, comparable resale precedents in the last 12 months by product tier, expected time-on-market for the asset's tier, structural transferability of the lease + extension at exit.
06
Written recommendation + negotiation points
Final editorial verdict (green / yellow / red), specific negotiation points if yellow, walk-away rationale if red, three safer alternatives in the same area and budget band if asked. The dossier closes with the editorial line; the decision stays yours.
Pricing
Standard
USD 1,200
Single villa or apartment under USD 800,000
- All 6 sections above
- 15–20 page PDF dossier
- 5 business day turnaround
- One revision round
Premium
USD 2,400
Villa or branded residence USD 800k–3M
- All 6 sections, expanded comp set (10+ comparable transactions)
- 20–25 page PDF dossier
- 5 business day turnaround
- 30-minute review call with editorial team
- Three written follow-up clarifications
Trophy
From USD 4,800
Trophy asset over USD 3M, multi-parcel, or branded residence portfolio
- All 6 sections, expanded scope per asset
- Custom dossier length
- 7–10 business day turnaround
- 60-minute review call
- Unlimited follow-up clarifications for 30 days
Refund policy: if the dossier returns a red verdict (do not buy), we refund 100% of the fee. We charge for the work, not the verdict. Yellow or green verdicts are billed in full.
How the engagement works
Day 0
Quote + scope agreement
You send the listing URL or developer materials. We confirm scope and pricing within 24 hours. You sign the engagement letter and pay 50% deposit.
Day 1–4
Research and verification
BPN search, PPAT engagement for title review, regency permit check, comparable-transactions pull, yield rebuild, exit liquidity assessment. No contact with the seller.
Day 5
Dossier delivery
PDF dossier delivered with the written verdict, negotiation points if applicable, and three alternatives if requested. Final 50% invoice payable on delivery (waived if red verdict).
Day 6+
Follow-up support
Review call to walk through the dossier (Premium / Trophy tiers), written clarifications per tier limits, and optional introduction to vetted partner agency if you decide to proceed.
Why this service exists
The free editorial check (green/yellow/red verdict via villa-analyzer) is the right tool for early screening. It runs the four filters at desk level in 24 hours and returns enough signal for most readers to decide whether to walk away or proceed.
For buyers who decide to proceed, the next gate is the full investor- grade due diligence file – the document you would expect from any institutional acquisition. That is what this paid service produces. It is not a duplicate of the free check; it is the deeper, audited version with BPN search, PPAT engagement, comparable-transactions documentation, and yield rebuild source-linked.
The fee structure is designed for alignment: red verdicts are refunded so we never have a financial incentive to clear a listing that should not clear. Yellow and green verdicts are billed because the work to reach them is the same regardless of the answer.
Common questions
- How is this different from a notary's title check?
- A PPAT (notaris) verifies the legal validity of the title and lease deed. Our due diligence includes that step but adds the commercial layers: comparable transactions, yield rebuild, zoning + STR licensing context, exit liquidity assessment, negotiation points. A PPAT can tell you the contract is legally valid; we tell you whether the asset is commercially worth buying at the asking price.
- Do you contact the listing agent or developer?
- No. The entire process is desk-based plus regency-office and BPN verification. We do not signal to the seller that a buyer is engaged in due diligence, so your negotiation position remains intact.
- What happens if the verdict is red?
- We refund the full fee, deliver the written rationale (so you understand why), and suggest three safer alternatives in the same area and budget band if asked. The work is paid for by the yellow/green outcomes; red verdicts are the editorial signal we want to be loud about.
- Can I send multiple listings in parallel?
- Yes. Each listing is a separate engagement, but we offer a 20% discount on the second and 30% on the third when commissioned together. The work runs in parallel through the same 5-day window.
- What if I have already paid a deposit?
- The service still applies, but the negotiation lever is weaker after deposit. We will still flag any structural issues and recommend specific renegotiation or walk-away actions where appropriate. The earlier in the process we engage, the more value the dossier creates.
- Do you work outside Bali?
- Bali primary, Phuket on the same protocol for cross-border comparison. Other markets are not in current coverage.
Engagement starts here
Send the listing for a scope + quote.
24-hour response on scope and pricing. Engagement begins after signed engagement letter and 50% deposit. Dossier delivered in 5 business days.
Request a due diligence quote