Lista de due diligence para inversores extranjeros que compran una villa en Lombok

Due diligence for a Lombok villa is short and specific: ten questions with clean, documented answers is what a foreign investor actually needs. The single most load-bearing item is whether the HGB (Hak Guna Bangunan) is titled to the buyer's PT PMA at contract signing, not at handover. If it is only promised for later, the buyer carries land-title risk during the entire construction period. This article is the exact checklist Noha walks every buyer through, with the paperwork each answer maps to: HGB or Hak Milik certificate, IMB or PBG building permit, developer's PT PMA deed and NIB, notary's draft SPA, and the milestone-tied payment schedule. Every answer sits in the buyer's file.

1. Is the HGB already issued, or issued after purchase? The HGB (Hak Guna Bangunan) is issued in your PT PMA's name as part of the transaction, on land the developer's PT PMA already holds properly. You leave the transaction with the state-issued certificate in your company's name, not a promise to file later.

2. Who owns the PT PMA? You do. As the buyer, you own 100% of the shares of the PT PMA directly. There is no nominee, no local partner holding shares on your behalf. Your name is on the shareholder register, on the deed, and on the HGB certificate.

3. What does the €950 PT PMA setup fee cover? Company registration with the OSS / BKPM (Indonesian investment authority), NIB (business identification number), notary deeds, tax IDs (NPWP), and the initial share register. All of it in your PT PMA's name.

4. What are the annual PT PMA compliance costs? A local accountant handles monthly bookkeeping, monthly tax filings (PPh 4(2) / PPN) and the annual return. This is a separate pass-through cost paid by the owner, not covered by Noha's 20% management fee. We introduce the accountant and route the paperwork, but the fee is billed directly to you.

5. What is the exact rental management agreement? We partner with a local management agency that runs the villa on your behalf, marketing, dynamic pricing, bookings, coordinating cleaning and maintenance vendors, 24/7 guest support and monthly financial reports. Fee: 20% of gross rental revenue. Owners are free to choose a different management agency if they prefer, nothing ties you to our partner.

6. Are returns guaranteed? No, and any developer promising guaranteed returns should be a red flag. Our ROI calculator is illustrative. The occupancy figure we default to (~70%) is drawn from Airbtics and Lombok South short-term-rental data 2024-2025; the Kuta market benchmark has been ~78%. Actual results depend on nightly rate, seasonality, marketing, and market conditions.

7. Can I inspect completed villas before buying? Yes. Our completed projects, Es Poblets Villas, Villa Perry and Terra Villas, are finished and visitable. We arrange in-person tours for serious buyers.

8. What happens if HGB renewal becomes difficult? HGB is governed by Indonesian statute, not a private agreement, the 30-year initial term + 20-year extension + 30-year renewal cycle is the same framework every foreign-owned Indonesian company operates under. It is not a Noha-specific structure and does not depend on our future involvement. When the time comes, renewal is a filing at the National Land Agency (BPN), not a re-negotiation.

9. What taxes will I actually pay? Indonesian corporate tax on the PT PMA's rental net profit is 11% (after operating costs and management fee). Annual property tax (PBB) is a small percentage of the assessed value, typically a few hundred euros. The filings are done by your local accountant (owner-paid), Noha coordinates the workflow but does not bill you for the accounting itself. See our dedicated tax article for details.

10. How do you handle payments? EUR, USD, or crypto (USDT, USDC, ETH, BTC). Standard payment plan is 50% deposit to secure the villa + monthly instalments during construction. Every payment is documented with standard Indonesian contracts. For a full breakdown, ask us for the investor deck on WhatsApp.