A clear guide for Foreign Investors and retirees buying property in Bali
After more than 22 years working in Bali real estate,
completing hundreds of property transactions for international buyers, one
issue consistently causes confusion for Western clients:
The role of the Notary in Indonesia.
Understanding this difference is essential for buying safely and confidently in
Bali.
Why Notaries Are So Different Around the World
The word “Notary” exists in many countries, but
the authority and responsibility attached to that title varies greatly.
In common-law countries such as:
- Australia
- Canada
- The
United States
- The
United Kingdom
a notary’s role is limited and procedural.
In civil-law countries such as:
- France
- Spain
- Italy
- Germany
- The
Netherlands
- Indonesia
a notary is a highly trained legal professional with
substantial authority.
This distinction matters enormously when buying property
in Bali.
How Notaries Work in Australia, Canada, the UK, and the United
States
In most Western countries:
- Notaries
mainly verify identity
- Witness
signatures
- Administer
oaths or declarations
They do not:
- Draft
legal contracts
- Conduct
legal due diligence
- Verify
land ownership
- Guarantee
legal compliance
Property transactions are usually handled by:
- Lawyers
or solicitors
- Conveyancers
- Title
insurance or title guarantee companies
👉 Title insurance exists
in many Western countries.
👉 It does not exist in Indonesia.
Why Indonesia Is Completely Different
Indonesia follows a civil law system, influenced by Dutch law.
Here, the Notary (Notaris) plays a central and powerful role.
In Bali and throughout Indonesia, a Notary is:
- A
government-appointed public official
- A
fully trained legal professional
- Personally
responsible for ensuring a transaction is legal, valid, and compliant
In simple terms:
"In Indonesia, the Notary carries the legal responsibility
that is spread across lawyers, conveyancers, and title insurers in Western
countries."
The Notary’s Critical Role in Bali Property Transactions
When buying or leasing property in Bali, the Notary
usually also acts as a PPAT (Land Deed Officer).
- Only a PPAT can prepare land transfer deeds ( Hak Milik Title)
- Property
ownership or land-use rights cannot legally change hands without a PPAT
deed
- Private
contracts alone are not legally sufficient
👉 Without a Notary/PPAT, a property transaction in Bali is not legally valid.
What a Bali Notary Actually Does for Buyers
A professional Notary/PPAT will:
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- Verify
the seller’s legal right to sell or lease
- Confirm
land certificates and may check zoning compliance
- Check
for disputes, encumbrances, or restrictions
- Draft
and authenticate the official Sale & Purchase Deed
- Calculate
and verify all taxes and government fees
- Supervise
the signing of documents
- Register
the transaction with the Land Office
This process protects buyers—especially foreign
retirees—from costly legal mistakes.
Who Can Become a Notary in Indonesia?
Notaries in Indonesia are among the most respected legal
professionals in the country.
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To qualify, they must:
- Hold a Master of Law Degree
- Complete
specialized postgraduate notarial education ( Normally Three and a Half Years)
- Undertake
supervised professional training ( Minimum Two Years)
- Be
licensed by the Ministry of Law and Human Rights
- Operate
under strict government oversight
- Retire
at a fixed statutory age
Their documents carry strong legal and evidentiary
weight.
Notary vs Lawyer in Indonesia — What’s the Difference?
This is important for foreign buyers to understand:
Notary / PPAT
- Drafts
and certifies official legal documents
- Ensures
transactions comply with Indonesian law
- Acts
impartially for all parties
Lawyer
- Advises
on legal risk and strategy
- Represents
clients in disputes
- Handles
litigation and negotiations
Why This System Protects Foreign Retirees
Indonesia’s system may feel unfamiliar, but when used
correctly, it offers strong protection:
- Clear
government oversight
- Mandatory
legal verification
- Formal
registration of land rights
- Reduced
risk of informal or unenforceable contracts
For retirees investing life savings into a Bali home,
this structure provides clarity and legal certainty.
A Personal Perspective After 22 Years in Bali
Having previously held a real estate license in the
United States, and after decades working in Bali property, I can say this
clearly:
A competent Indonesian Notary is one of the strongest
safeguards a foreign buyer can have.
Over time—and through personal experience—I have developed deep respect for the profession.
While no system is perfect, the
majority of Indonesian Notaries operate with exceptional integrity,
professionalism, and accountability.
Recommended Notary in Bali
Mrs. Siti Nur Azizah, Notaris / PPAT
- 10 years of professional experience
- Flawless
legal record
- Hundreds
of satisfied clients
- Extensive
experience with foreign buyers
- Excellent
English
- Former
and current Director of a Bali hotel group
- Known for being prudent, honest, unbiased, caring, and prompt
Mrs. Sit Nur Azizah Notaris PPAT
A strong choice for retirees and international
property buyers seeking clarity and peace of mind.
Final Advice for Retirees Buying Property in Bali
Buying property in Bali can be a rewarding step toward a
relaxed and fulfilling retirement—but only if done correctly.
✔ Choose the right professionals
✔ Work with a reputable Notary/PPAT
✔ Ask questions until you are comfortable
✔ Never rush a legal process
A good Notary will explain every document clearly, ensure
compliance, and protect your interests at every stage.
Disclaimer – Important Information for Foreign Buyers and Retirees
This article is provided for general informational and educational purposes only. It is intended to help foreign investors and retirees better understand the role of Notaries (Notaris/PPAT) in Indonesian property transactions, particularly in Bali.
This content does not constitute legal advice, financial advice, tax advic
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