It's buying land you can't legally build on — or can't legally rent from once built. The 2025–26 enforcement wave made this concrete: demolitions at Bingin, customary titles losing standalone proof-of-ownership status in February 2026, unverified villas hidden from booking platforms. Every one of those outcomes was knowable before purchase, from public information, in under a week.
The zoning designation (RTRW/RDTR) is the ceiling on everything. Tourism/residential with adequate coefficients → proceed. Green zone, conservation, or "it's being rezoned soon, trust me" → stop.
SHM freehold, leasehold over SHM, HGB: workable paths with the right structure. Girik/customary evidence: since February 2026 it is no longer standalone proof of ownership — unregistered land needs formal registration first, which the seller should complete or the price should reflect.
Name on the certificate = person you're negotiating with? Spouse consent? Inheritance splits? The notary verifies this formally; you can spot the red flags in conversation first.
Landlocked plots and "access by agreement with the neighbour" are how dream plots become lawsuits.
Setbacks, height limits, building coefficients, and — if you plan to rent — the licensing chain that keeps you listable on the platforms. If the numbers don't fit the villa you're imagining, the plot is wrong no matter how good the view. PBG & SLF, explained →
A preliminary check tells you which risks concentrate where, and which questions your notary/PPAT must answer formally. It does not replace legal due diligence — anyone who says otherwise is selling something.
Tell us about the plot. We'll send a written buildability summary within 3 working days — zoning reading, title-class flags, the exact questions to hand your notary — no obligation, whoever you end up building with.
Your written pre-check will arrive within 3 working days. Meanwhile: the 7-check builder vetting standard.