Notaris PPAT Bali
Nurul Kusuma

Securing your Investment in Bali.

About Us.

Nurul & Associates:

Your Trusted Legal Partner in East Bali

Welcome. I am Nurul Kusuma Wardhani, a fully licensed Public Notary and Land Deed Official (PPAT) serving the Karangasem region.

After completing my Master’s degree in Notarial Law in Surabaya (one of Indonesia’s major legal centers) I established my practice here in Bali with a clear mission: to provide legal security and clarity for international investors.

Why choose our firm? I understand that navigating a foreign legal system can be challenging. I combine strict legal compliance with fluent English communication to ensure you understand every step of the process.

A Strategic Dual Presence
To serve you better, my team and I operate from two key locations:

Amlapura Head Office: Located in the capital for direct processing with government agencies.

Culik Branch (Amed): A dedicated office serving the growing coastal investment zones.

From the diving hubs of Amed to the hills of Sidemen, I am here to secure your assets where the future of Bali is growing.

I look forward to being your partner.

Ibu Tunik

+62 823 1111 2222

Head of Immigration and KITAS Department

Ibu Tunik is our expert in Indonesian immigration processes. She manages all aspects of Investor KITAS and visa applications, ensuring efficient compliance for our international clients and their families.

Pak Wayan

+62 823 3333 4444

Building Permit Specialist (PBG Management)

Pak Wayan specializes in Indonesian building regulations and permits (PBG). He guides clients through the submission and approval process, ensuring all development plans are fully compliant with local zoning and government standards.

Ibu Febri

+62 823 1234 5678

Head of PT PMA Department

Ibu Febri oversees the entire process of forming a Foreign Investment Company (PT PMA) in Indonesia. She ensures all licensing, capital requirements, and administrative tasks are handled, structuring your business for optimal adherence to all local laws.

Videos.

BALI LEGALS INSIGHTS.

Understanding Indonesian property law isn’t always easy.
I created these short video guides in English and Indonesian to explain every step of your transaction clearly.

F.A.Q.

LEGAL CLARITY. BALI PEACE.

Find clear answers to your legal and administrative questions.
Our FAQ section is designed to help you navigate the complexities of Indonesian law, from property acquisition to visa regulations.
If you cannot find the information you need, our team is ready to provide personalized assistance for your specific case.

No, under Indonesian Agrarian Law, the “Hak Milik” (Freehold) title is strictly reserved for Indonesian citizens. However, we secure your investment using “Hak Sewa” (Leasehold) or “Hak Pakai” (Right to Use), which are fully legally protected and insurable titles for foreigners.

Beyond the property price, you must budget for taxes:

• Buyers: 5% BPHTB (Acquisition Tax) and Notary/PPAT fees (approx. 1%).

• Sellers: 2.5% PPH (Final Income Tax) for locals, or different rates for foreigners depending on tax residency.

We provide a clear tax simulation before any transaction.

Due Diligence is a background check on the property. We verify the land certificate’s authenticity, ensure there are no outstanding mortgages or disputes, and check the zoning (ITR) to confirm you are legally allowed to build on that land.

Yes, for most business classifications (KBLI) such as hospitality, management consulting, or trading, foreign investors can own 100% of the shares. We will check your specific business activity against the “Positive Investment List” to confirm.

The minimum Authorized Capital is IDR 10 Billion (approx. USD 650,000). However, the Paid-Up Capital (amount injected into the bank account) is usually 25% of that amount (IDR 2.5 Billion). This can be done in stages after incorporation.

With the Online Single Submission (OSS) risk-based system, the establishment of the Deed (Akta) and obtaining the NIB (Business ID) typically takes 5 to 10 working days once all documents are signed and verified.

The IMB (Izin Mendirikan Bangunan) has been replaced by the PBG (Persetujuan Bangunan Gedung). While the concept is similar (permission to build), the PBG focuses more strictly on technical standards and safety compliance. An old IMB is still valid, but new builds require a PBG.

Legally, no. Starting construction without an issued PBG exposes you to the risk of construction being halted (sealed) by the authorities (Satpol PP) and potential fines. We strongly advise waiting for the official approval.

If the renovation changes the structure, layout, or function of the building, a permit amendment is required. For minor cosmetic changes, it is usually not necessary. We can assess your architectural plans to advise you correctly.

The Investor KITAS is the most efficient residency permit for business owners. It is valid for 1 or 2 years, allows multiple entries/exits from Indonesia, and—if you hold strict criteria as a Director—waives the mandatory government fee (DKPTKA) of $1,200/year.

Be careful. An Investor KITAS allows you to manage the company as a Director (attend meetings, sign contracts). It strictly prohibits manual labor or operational jobs (e.g., serving customers, cooking, teaching surfing).

Yes. Once your primary KITAS is active, we can process a Dependent KITAS (Family Union) for your spouse and children, linking their residency status to yours.

Portal.

Transparency and Security.

We believe legal excellence must be paired with flawless efficiency. The Client Portal is your dedicated, secure platform designed to provide unparalleled transparency and confidence throughout your land acquisition or corporate setup process in Indonesia.
Your Secure Digital Hub for Bali Investments
  • 24/7 Secure Access: Access all signed deeds and official documents anytime, anywhere, overcoming time zone challenges.

  • Full Transaction Transparency: Track the precise status and deadlines of your file using our structured digital workflow.

  • Data Protection: Your sensitive documents are housed in a dedicated, secured environment, prioritizing confidentiality and data segregation.

Contact.

LET’S TALK.

Amlapura Office

AMLAPURA OFFICE

Jl. Achmad Yani, Subagan, Kec. Karangasem,
Kabupaten Karangasem, Bali 80813

  • +62 811-965-900

Cullik Office

CULIK OFFICE

Jl. I Ketut Natih, Culik, Kec. Abang,
Kabupaten Karangasem, Bali 80852

  • +62 831-1602-8313