How we verify
Trust is not a slogan. It's a checklist.
In Switzerland you check the Grundbuch, in Spain the Registro. Lombok gives buyers no such certainty by default, so we made it our standard. This is what stands behind our verified seal.
Legal structures, costs, taxes and visa rules in this section are current as of . Indonesian regulation changes. Treat every figure here as a starting point and have your own case confirmed by a licensed notary (PPAT), lawyer and tax advisor.
The five checks behind the seal
Title against the BPN registry
Lombok Horizon verifies the land title directly with Indonesia's land office (Badan Pertanahan Nasional): does the certificate exist, is it in the seller's name, is it encumbered?
Owner and right to sell
Identity check of the owner and proof of the right to sell. Double sales and "sellers" who don't own the land are the island's most common frauds.
Permits and zoning
Building permit (PBG), spatial plan conformity (KKPR/RTRW), and whether building and tourist rental are permitted on the plot at all. No green-zone surprises.
Clean legal structure
Every property is offered with a clear, legal structure: leasehold, Hak Pakai or PT PMA. We categorically refuse nominee arrangements, even when it costs us listings.
Complete costs
Purchase price, notary, taxes, registration, running costs: everything in one statement before you reserve. No surprises at the notary's table.
Your property dossier
All findings in writing, in English or German, ready to hand to your own lawyer or tax advisor. You buy with open eyes.
Buying a villa before it exists: how your money is protected
Most of what we sell is off-plan. That is normal in this market, and it is also where the real risk sits: not in the title, but in whether the villa actually gets finished to spec. A registry check does not answer that, so we treat it as its own layer.
- Payments tied to verified build stages. You never pay for a phase before it is built. Milestones are defined in the contract and released only after the stage is confirmed on site, not on the developer's word.
- Funds through escrow or official channels. Staged payments run through escrow or a notary account where available, not directly into a developer's pocket.
- Developer track record, in writing. We show you the developer's completed projects, their permits, and their financial standing as far as it can be documented. If a builder has no track record, we say so.
- What happens on default. Before you sign, you see in plain language what the contract gives you if the developer stalls or fails: your rights, any completion or bank guarantee, and the realistic recovery path. No pretending this risk is zero.
- Independent site supervision. We supervise construction on the ground and report progress to you, so a delay is something you hear from us early, not discover at handover.
Off-plan can be the better deal, but only with these guardrails. If a project cannot offer them, it does not go on our site.
Escrow, conservative numbers, licensed partners
Escrow as standard. Payments run through escrow or official bank channels and are released only after the notary confirms the documents. Anyone pushing you toward cash or deposits under time pressure is not trying to be your partner. We don't work that way, and we advise you not to accept it anywhere else.
Conservative numbers. You will not find a "25% ROI guaranteed" banner here. Kuta Lombok is a young, seasonal market with genuine potential. We model low season, vacancy and all costs, and we show you the calculation.
Licensed partners, named. Legal and tax questions are answered by our licensed partners: a law firm, a notary (PPAT) and tax advisors. We name them to you personally as part of your enquiry, and we will publish them here once they have released their names for publication. You are free to talk to them directly, and to bring your own.
Verify us
Ask the uncomfortable questions. We answer in writing, in English or German, without evasion.
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