A Due-Diligence Checklist for Buying a Leasehold Resort in Bali

You found a Bali resort that actually operates and the cap rate
looks real. Good — that's half the work. The other half is the
legal and structural diligence. Here's the checklist I'd hand
any serious buyer of Santara Villas Resort (or any Ubud
leasehold).

1. Tenure and the extension clause — leasehold (assignment of
   akta sewa), ~27 yrs remaining. Critical: the extension terms.
   Most Bali leases re-price at market; a fixed-price extension in
   the deed is rare and valuable. Verify wording with Indonesian
   counsel. (Why this clause matters.)

2. Licences — SLF + NIB issued? KBLI: Pondok Wisata vs Hotel
   Melati — matches operation? Gianyar zoning (Yellow Zone/RTRW)?

3. The Booking.com question — operating history proves the
   business, but the account itself is not transferable property;
   plan a credentials/playbook handover.

4. Ownership structure — foreigners can't hold freehold;
   personal name vs your own PT; model PPh/BPHTB tax into real
   entry cost.

5. Re-run the model on YOUR assumptions — every item above
   changes your return: https://santarabali.com/finmodel

Pairs with the companion piece on why an operating resort
de-risks the buy: [вставь URL статьи 1 после публикации]. Index:
https://santarabali.com/press.

Disclosure: I'm the seller of Santara Villas Resort (Singakerta,
Ubud). General information, not legal advice — retain qualified
Indonesian counsel.