I sit down with Terje to break down one of the most confusing topics in Bali property development… the PBG and SLF permit process.

We explain the real difference between the PBG and SLF, why both matter, how the system changed after the old IMB permits, and what developers and investors actually need to do to build legally in Bali.

We also get into the realities of permit delays, why so many villas are stuck in the SLF process, zoning restrictions, footprint rules, height limits, green zone confusion, and the risks developers face when they don’t follow compliance properly.

We cover:
• The real difference between PBG & SLF
• Why you must secure a PBG before building
• How long permits realistically take in Bali
• Why many villas struggle to get their SLF approved
• Pink zone footprint limits & height restrictions
• Green zone and farming land confusion explained
• Why compliance is becoming stricter in Bali
• The risks of overbuilding your land
• Airbnb licensing and commercial villa requirements
• Fire safety, MEP, setbacks & inspection requirements
• Why transparency with permit agents matters
• What investors should verify before buying or building

If you’re planning to buy land, develop villas, operate Airbnb properties, or invest in Bali real estate long term, this episode helps you understand how the permit system actually works — and why getting it wrong today could become a major problem later.

Follow @mellonieamin @thebaliopportunityornightmare @terje.h.nilsen for more insights

I sat down with Terje, co-founder of Seven Stones Indonesia, to discuss one of the biggest realities foreign investors face in Bali property… getting burnt.

We break down the real risks behind off-plan villas, unreliable developers, disappearing contractors, poor construction quality, weak contracts, fake guarantees, zoning issues, insurance, land due diligence, lease extension clauses, road access disputes, and why so many investors lose money simply because they didn’t know what questions to ask before investing.

We also cover:
• How to properly vet a developer or contractor
• What due diligence should actually include
• Why “cheap builds” often become expensive problems
• The importance of licenses, insurance & legal structure
• Common loopholes and red flags investors miss
• How to protect yourself before sending any money
• Why build quality in Bali requires a completely different mindset
• The hidden risks around roads, utilities, leases & guarantees

If you’re thinking about buying land, building villas, purchasing off-plan, or investing in Bali property, this is one of the most important conversations you can listen to before making a move.

Follow @mellonieamin @thebaliopportunityornightmare @terje.h.nilsen for more insights

I sat down again with Terje, co-founder of Seven Stones Indonesia, to unpack one of the most confusing topics for foreign investors in Bali right now — TAX.

If you own a villa, are buying one, or are thinking about investing in Bali, this is a really important episode to listen to properly because there’s a huge amount of misinformation around what foreigners are actually supposed to be doing.

We get into:
• Do foreigners legally need a PMA company?
• Why some notaries are still allowing personal ownership structures
• The real tax obligations for Airbnb & Booking.com villas
• 10% tourism tax explained simply
• Monthly rental strategy vs short term rental strategy
• The difference between owning in your personal name vs a company
• The 20% withholding tax issue many investors don’t know about
• Lease depreciation benefits & why underreporting purchase prices can hurt investors long term
• The potential tax risks sitting inside “creative” structures
• Whether Bali may introduce a sunset clause for investors needing to restructure

We also discuss where Bali’s tax enforcement is heading, how the government is trying to mature the market, and what smart investors should be doing now to protect themselves moving forward.

This is one of those episodes that could genuinely save investors a lot of money, stress, and future compliance issues.

Follow @mellonieamin @thebaliopportunityornightmare @terje.h.nilsen for more insights