Trust is not a slogan. It's a checklist.
In most countries you can simply look up the land registry. Lombok gives buyers no such certainty by default, so we made it our standard. This is the checklist every listing must pass before we represent it.
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 every listing
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.
- A schedule tied to verified build stages. We check that the contract ties instalments to milestones rather than to dates, and we tell you where it does not. What you pay and when is between you, the developer and the notary; what we do is make sure you can see it before you sign, and confirm on site, not on the developer's word.
- Know where the money is meant to sit. Ask for a notary-supervised or escrow route where one is available, rather than paying straight into a developer's account. We do not hold, route or handle buyer funds at any point.
- 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.
Conservative numbers, licensed partners
We never touch your money. We do not hold, route or handle buyer funds, and we have no role in the payment itself. That sits with you, the developer and a licensed notary. What we will say is this: anyone pushing you toward cash, or toward a deposit under time pressure, is not trying to be your partner, and we would advise you not to accept it anywhere.
Our accuracy commitment. Any verification we hand you before you pay a deposit is one we stand behind. If something we checked later proves wrong, we re-check it and issue you a written correction at our own cost. It covers what we checked, as of the date we checked it, and you get that date on the document. It does not cover documents falsified by third parties, or facts that change after that date.
You see the payment schedule before you sign. We make sure the complete schedule, every instalment and what triggers it, is in front of you before signing, not after. And where the contract does not protect you, we tell you which parts and why, before you sign.
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.
Request a call