Development · 5 to 30 unit schemes in Bali and Lombok

The pre-PBG owner's checklist.

The building approval is the last moment the owner holds every card: land, design, contractor, rate and terms. After it the contractor holds the programme, and every unchecked claim is a decision made for you.

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The checklist

Every card you hold, with the number or the conflict behind it.

0 of 0 ticked · saved in this browser only

The site and the permit

Zoning letter for the plot, in writing from DPMPTSP.
Perda 2/2023 · pink tourism, yellow residential, green protected · rooms need the tourism colour
Cliff or coastal setback measured on site, not read off a listing.
Insurers refuse structures inside the line; 48 structures came down at Bingin in July 2025.
Conflict: 15 to 30 m in one guide, 50 to 100 m in another. Plan on the wider figure until the geotechnical report and Badung PUPR fix it.
Geotechnical report before the design freezes.
It fixes the buildable line, and the PBG file and the insurer both want it.
Height limit checked against the concept's storeys.
15 m island-wide, enforced on the Bukit
Moratorium status confirmed for this regency, this plot and this use.
A directive, not a regulation, and the sources disagree.
Conflict: 2026 guidance covers Tabanan, Jembrana, Buleleng, Bangli, Karangasem and Klungkung and exempts Badung, Gianyar and Denpasar; 2024 to 2025 reporting described a Sarbagita version; no Pergub codifies either. Verify at DPMPTSP Badung.
Water, power and access confirmed by an engineer on the plot.
Parts of the Bukit have no mains water; 10,000 to 20,000 litres of storage is the working norm
KBLI codes on the NIB cover every use: rooms, F&B, club or spa.
Fitness centre 93116 in our notes, marked verify · Permenpar 6/2025 raises the bar from 2026
Permit sequence and its real timing written into the programme.
KKPR through OSS, then PBG, then SLF · PBG quoted at 6 to 10 weeks in Badung on a complete file; we have watched it take a year

The numbers

A feasibility model that recomputes, with a source for every assumption.
Every figure moves when an input changes; a slide cannot.
The contractor rate fixed in the contract before the PBG, not in the claims after it.
On our sample model the rate alone moves profit on cost from 51% to 22%, sales unchanged.
IDR 10m to 16.5m per m² · sales hold at $7.6m · profit $2.1m to $1.2m · change the rate in the sample model
Contractor quotes tested against the 2026 benchmarks and their exclusions.
IDR 8 to 12m per m² entry · 12 to 18m mid · 18 to 20m+ design standard · pool, landscape and fit-out usually extra
Land priced against what the market asks, per are.
Pecatu leasehold IDR 19.5m to 35m per are a year · prime ocean-view freehold asks to IDR 1.15bn per are
The sensitivity that names the assumption the scheme stands on.
Build cost, sales pace, rate and occupancy, one at a time.
Funding phased to milestones, with the ramp and the wet season in the cash flow.
Ramp to maturity usually 12 to 24 months

The contract

One bill of quantities, priced independently, that every contractor quotes against.
The contractor who bills against it should not have written it.
Every claim reconciled against verified progress before it is paid.
An unchecked claim is a decision made by the contractor.
The payment schedule tied to evidence, never to dates.
A payment falls due on a dated photo, a location and a named sign-off.
Your own verifier named in the contract, because nobody else supplies one.
Reg 11/PRT/M/2019 mandates milestones but requires no escrow and no independent verifier
A retention held on every claim until the defects are closed.
The final payment is your only hold over the snag list.
Variations priced and approved in writing before they are built.
A decision while ahead of you; history once the wall is up.

The documents

One current version of every drawing, permit, BOQ and contract.
"Which revision is current" must have one answer.
The register held by the owner, not in the contractor's chat thread.
WhatsApp photos are the Bali norm; a thread is not a record.
A named approver and a date on every revision.
A change nobody signed is a change nobody owns.

The sales and the opening

The sales track decided before the build: units one by one, or the whole asset to one buyer.
Different cash flows, and off-plan sales carry their own rules.
A PPJB needs 20% construction completion (Reg 11/2019) · deposits sit in the developer's account, so verified milestones are also your sales proof
The investor pack built from the same model as the feasibility.
Lender pack and buyer page must trace to one set of numbers.
Bali brochures routinely claim 20 to 25%; the market-norm gross villa yield is 6 to 10%
A visibility baseline on the project's name before launch.
A property that opens invisible pays OTA commission for its own demand.
A real property named in 6% of valid assistant answers, none by ChatGPT · 76% OTA share at a live property · the baseline is free

Figures are from public Bali guides and listings checked 5 September 2026 and from our own engagements: a practitioner's map, not legal advice. The answers for your plot come from DPMPTSP and PUPR in your regency, in writing.

What we do at this stage

The model before the money, the controls before the first claim.

The Development Feasibility & Financial Model builds groups 02 and 05 from your quantities and quotes, with the first working version within days of the documents arriving. The Development Control System starts with a two-week look at how the project actually runs and puts groups 03 and 04 into accounts you own before the first claim lands. Both come from a project we once ran by hand, and would not run that way again.

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