Offer strategy 101: Make a clean, confident offer on Lombok land
Buying land in South Lombok should feel clear, not stressful. The goal is simple: pick a fair number, write clean terms, and let a trusted local team carry the heavy lifting. Here is a straightforward path you can use around Kuta, Are Guling, Selong Belanak, and nearby pockets.
1. Know your number with local partner
Start with apples-to-apples comparisons. Two similar plots can price differently based on road access, slope and view lines, utilities on site, and how clean the paperwork is. We help measure the plot, re-check documents, and negotiate before due diligence so your offer reflects the real situation on the ground.
2. Model the all-in cost before you offer
Do not look at land price alone. Add buyer tax BPHTB 5%, seller tax PPh 2.5%, a notary fee around 1 percent, due diligence starting from about IDR 10 million (the exact amount it will depend on size), and PERTEK around IDR 7 million. We build a simple cost model with you so there are no surprises.
If you want the math for your case, plug your land price and terms into our Cost & Tax Calculator for a full estimate of taxes, fees, and typical extras.
3. Choose a safe payment structure
Use stages so risk stays low for both sides. You typically pay a deposit at the first agreement, then the balance at the final deed. We set the schedule and milestones together with the notary so every step is clear in writing.
- Deposit 5 to 10% at PPJB signing once terms are agreed.
- Final payment while signing the AJB, if all the conditions are met and you sign the deed with the notary.
Or you can have a pre-discussion and negotiate the staggered payment. We at Maju Properties can help and facilitate
4. Make the offer subject to checks you can verify
We run these checks and prepare the conditions with the notary so your interests are protected. Include at least:
- Clean certificate and boundaries confirmed
- Confirmed accessibility
- Clear split of taxes and fees in the agreement
These items keep the deal smooth and reduce surprises. PPJB is where your price and terms live, if both parties are agreed with the terms, put it in the PPJB the right way. The notary drafts it to state price, timeline, responsibilities, and penalties. You sign and pay the agreed deposit once the conditions are set. Along with our notary, we coordinate the drafting and signing so both parties are aligned.
5. Close with AJB and get your updated certificate
The AJB is the final deed. You sign at the notary and complete the balance payment. The notary then completes the legal steps until ownership is transferred and your certificate is updated, typically within 1 to 3 months. We keep you updated until the process is complete.
6. Conclusion
- Price with like-for-like comparisons, then confirm with due diligence before you commit. Maju Properties does the checks and negotiation support.
- Use all-in math: BPHTB 5% for buyer, PPh 2.5% for seller, notary around 1%, plus due diligence and PERTEK. We calculate it with you.
- Staged payments are safest: deposit 5–10% at PPJB, balance at AJB once conditions are met. We coordinate the notary flow.
- After AJB, the certificate is updated in your or your PT PMA’s name. We track progress and keep you posted.
Start with clarity, not guesswork
Before you commit, let’s make sure the paperwork and zoning are clean and that your offer reflects the real, all-in number. You can also learn more about our due diligence process and what we check on your behalf.
We handle the legwork with the notary and legal documents until the ownership is transferred.
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