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Buying Off-Plan Property in Bali: What to Check Before You Commit
Buying off-plan means committing to a residence before it is complete, so the decision rests on the developer, the contract, and the evidence of construction. At HAVN, payments are staged at 30%, 40%, and 30% across contract signing, construction milestones, and handover. The developer, PT Hetanny Investment Partners, completed six villa developments in Bali before this project.
What does buying off-plan mean in practice?
An off-plan purchase is agreed while the building is still being designed or built. The buyer reviews plans, specifications, and the contract instead of a finished apartment, and pays in stages as the work proceeds.
The trade-off is straightforward. An earlier commitment gives more choice of residence, and in exchange the buyer carries construction and timing risk until handover. The checks below are about understanding and limiting that risk.
How are payments staged at HAVN?
Payments are tied to defined events rather than paid in full up front. The construction milestones that trigger Stage 2 are confirmed in the sale and purchase agreement, and payments go to the developer's nominated Indonesian bank account in IDR or the USD equivalent.
| Stage | Share | When it is paid |
|---|---|---|
| Reservation | A$10,000 | To hold a residence, credited against Stage 1 |
| Stage 1, deposit | 30% | On signing the sale and purchase agreement |
| Stage 2, construction | 40% | Against construction milestones defined in the agreement |
| Stage 3, handover | 30% | When the keys are handed over |
How can you assess the developer?
Track record is the most useful evidence an off-plan buyer has. PT Hetanny Investment Partners has completed six villa developments in Bali, all delivered, handed over, and operating. HAVN is its seventh project and its first boutique apartment building.
Ask about completed projects, not only renders. The About page lists the six earlier developments with photographs of each.
What evidence of construction should you ask for?
Regular, dated photographs show whether the build is moving and in what order. HAVN has published site photography every month since groundwork began in February 2026, from soil testing and foundations through the facade, wiring, and building finishing.
Compare the photographs with the floor plans, and if possible visit the site. A building seen in person, at different times of day, tells you more than any single image.
Which documents should your advisers review?
Give your independent notary and tax adviser the full document set before you sign. These are the points worth raising for HAVN specifically.
- The sale and purchase agreement, including how each construction milestone is defined and evidenced.
- The lease, including the 25-year term and the mechanism for the 25-year extension.
- Registration of the lease through the notary (PPAT) and with the Indonesian land office (BPN) at handover.
- Purchase costs: land acquisition tax (BPHTB) of 5%, notary fees of 0.5% to 1%, and VAT on a new build of 11% to 12%.
- The rental management agreement, including the 18% management fee and the 10% rental income tax withheld at source.
- The HAVN service charge for the shared facilities, which is still to be confirmed.
- What the agreement says if construction timing changes.
- How a resale or transfer works during the lease term.
What should stay independent of the developer?
Your notary, your tax adviser, and your financial model. HAVN recommends that buyers engage an independent Indonesian notary and can suggest options, but the appointment and the advice should serve the buyer alone.
Model the purchase on conservative assumptions. If the numbers still work with a lower nightly rate and lower occupancy than the investor materials assume, the decision rests on firmer ground.
Common questions
- Can a foreign buyer complete an off-plan purchase at HAVN remotely?
- Yes. The process can be completed remotely using DocuSign, and no Indonesian company (PT PMA) is required for the leasehold structure. Buyers can also arrange an in-person site visit.
- How much is the reservation deposit?
- A$10,000, which is credited against the 30% Stage 1 deposit paid on signing.
- Is the HAVN service charge confirmed?
- Not yet. The monthly service charge for the shared wellness facilities is still to be confirmed. Ask for the current estimate before signing.
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