Questions and answers

ARDA (arda.estate) is a catalogue of new-build investment property in Bali, published by the developers who build it. Each project shows its units with prices and availability, its payment terms, land tenure, handover dates, permits and land zoning, and the developer keeps them current. ARDA is not an agency and not a party to any deal: you contact the developer directly.

No. Developers pay ARDA a subscription for each project they list. ARDA takes no commission from buyers, agents or developers, and searching the catalogue and contacting developers is free.

Yes. ARDA verifies a company before any of its projects goes live, and the catalogue shows only the published projects of verified developers. Verification is not a legal check of a project: before you pay, check its documents yourself.

From the developer, who keeps the units, prices and availability up to date. The land zone of a project comes from Perare, an Indonesian land-data platform, rather than from the developer. A permit's status is what the developer entered: ask for the document itself.

Open a project or a unit and press Contacts: the developer's own phone, WhatsApp, email or website opens directly, with nobody in between. Every developer also has a page with all of its listed projects — see the developers.

Yes. Download offer on a unit page prepares a PDF with the unit's floor plan, price, payment plan, lease term and handover date; it needs a free account. An agent can add who the proposal is for and a comment, and hide the developer's and the project's names, before sending it to a client.

No. Under Indonesia's Basic Agrarian Law No. 5/1960, Hak Milik — freehold — is reserved for Indonesian citizens. A foreign buyer holds property on a long lease (Hak Sewa), as HGB through a foreign-owned company (PT PMA), or as Hak Pakai, which generally requires residency; a title held for you by an Indonesian nominee is void by law. So for a foreign buyer, a listing marked freehold means HGB through a company or Hak Pakai.

The property is sold on a lease (Hak Sewa) for a fixed term, and the listing shows the years that remain; the project page names the year the lease ends and whether an extension is offered. A lease carries no acquisition tax (BPHTB) and needs no company to hold it.

PBG (Persetujuan Bangunan Gedung) is the building approval, which Indonesia's building rules require before construction starts. SLF (Sertifikat Laik Fungsi) certifies a finished building as fit for use, after completion and inspection. Each project on ARDA shows its permits — PBG, SLF, IMB and AMDAL — with the status the developer entered; ask for the documents themselves.

It is the designation on record for the plot in the area's detailed spatial plan (RDTR), residential or tourism for example. A zone label is not permission to build: the document that confirms a project fits the plan is the plot's KKPR or PKKPR. Zoning can change, so check it close to the date you commit.

Check five things against documents: the company that will sign the contract (a PT or PT PMA, with its NIB), the land certificate or lease deed and the plot's KKPR, the building permits, how far construction really is, and what the contract says if handover is late. A notary or PPAT and your own lawyer confirm them for your deal.

Yes: the developer sets and updates them. Many developers price a unit differently for full payment and for installments, and the listing shows both. Before paying a deposit, ask the developer for a dated written quote for the unit — the figure every other one is checked against.

Across the island, from the Bukit peninsula in the south to Ubud and the villages of Tabanan. Each area has its own page with every project listed there: Pecatu (Uluwatu), Kutuh, Beraban (Tanah Lot), Canggu, Pererenan, Tibubeneng (Berawa), Bedulu, Benoa (Nusa Dua), Cemagi, Kerobokan Kelod, Batubulan, Legian, Ungasan, Buduk, Jimbaran, Kenderan, Sengkidu, Tampaksiring, Tumbak Bayuh, Ubud.

Indonesia has not fought another state since 1966, belongs to no military alliance and changes presidents through elections.