Editorial due diligence · Free & informational
Full Bali property due diligence by the editorial desk.
When the quick editorial check (green/yellow/red) is not enough and you want a documented, investor-grade read before you commit. The desk can walk through 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 write-up. Ask the editorial desk – free and informational, not a commercial offer.
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.
How a request works
Day 0
You send the listing
You send the listing URL or developer materials with your question. We confirm what the desk can review within 24 hours.
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
Write-up delivery
PDF write-up delivered with the written verdict, negotiation points if applicable, and three alternatives if requested.
Day 6+
Follow-up support
A call to walk through the write-up, written clarifications, and an optional introduction to a vetted partner agency if you decide to proceed.
Why this check exists
The quick 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 step is the full investor- grade due diligence file – the document you would expect from any institutional acquisition. 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 desk is editorially independent: we have no financial incentive to clear a listing that should not clear. A red verdict is the signal we most want to get right.
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 deliver the written rationale (so you understand why) and suggest three safer alternatives in the same area and budget band if asked. A red verdict is the editorial signal we want to be loud about.
- Can I send multiple listings in parallel?
- Yes. Each listing is reviewed separately, and they can run in parallel. Send them together and the desk works through them in the same window.
- What if I have already paid a deposit?
- The review still helps, 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 write-up creates.
- Do you work outside Bali?
- Bali primary, Phuket on the same protocol for cross-border comparison. Other markets are not in current coverage.
Ask the editorial desk
Send the listing for an editorial read.
24-hour response on what the desk can review. Free and informational – not a commercial offer.
Ask the editorial desk