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

In this episode, we break down the real tax obligations property developers face in Bali — from construction tax, VAT and self-build structures, through to the final taxes paid when selling villas to foreign investors.

We discuss:
• When developers are required to pay tax
• The difference between contractor tax vs self-build tax
• VAT obligations and common misunderstandings
• The 10% final income tax on villa sales
• The confusion around the “0.5% tax rule”
• How tax applies when selling through a PMA vs personal name
• What happens if a development loses money
• Why many developers underestimate their true tax exposure
• How Indonesia’s new AI-driven tax systems are changing enforcement

If you are developing, investing, building villas, or planning to enter Bali real estate, this is an important conversation to understand the financial realities behind Bali property development.

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 hottest topics in Bali right now — Airbnb compliance, what’s actually legal, what’s not, and how foreign investors can safely structure their investments in Bali.

We dive into:
• The Airbnb crackdown in Bali: watch out
• Pink zone vs yellow zone vs green zone
• Can foreigners legally operate Airbnb villas?
• PMA companies, NIBs, SLFs & OSS explained
• Why some villas could face compliance issues
• What management companies are expected to do
• The future of Bali property investment & regulation
• The biggest mistakes investors are making

There’s a lot of misinformation circulating at the moment, so this episode is an important one to listen to and properly digest if you’re considering investing in Bali, buying a villa, or already operating an Airbnb here.

The goal isn’t fear — it’s understanding how the market is maturing, where the risks are, and how to navigate Bali the right way moving forward.

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

Can foreigners really own land in Bali? It’s one of the biggest questions investors ask — and the answer isn’t as simple as “yes” or “no.”

In this episode, Terje Nilsen and I unpack the 4 legal methods of owning property in Bali. We cover freehold, leasehold, and the other structures foreigners can use to legally hold and protect their investments.

From understanding the pros and cons of each option to avoiding the biggest ownership mistakes, this episode will give you clarity on how to structure your property the right way.

If you’re serious about buying in Bali, this is the foundation you need before signing anything.

In this episode, Terje Nilsen and I break down exactly what taxes you need to pay when buying, selling, or renting property in Bali.

We cover it all:

1. The taxes due on the sale of land.
2. Who’s responsible — the seller or the buyer.
3. The key tax differences between freehold and leasehold purchases.
4. The ongoing taxes once your villa is rented — from tourism tax to corporate tax.

Lean in and listen closely — this episode will save you money, stress, and possibly a legal headache down the line.

Many people are investing in Bali with no idea if what they’re buying is even legal for Airbnb.

Developers are out there selling the dream — 15–20% ROI — on properties sitting in yellow zones that can’t legally host short-term rentals without an Indonesian national registered as the property’s representative.

In this episode, Terje Nilsen and I get real about what’s legal, what’s risky, and what every investor needs to know about zoning before signing anything. Yes, there are loopholes — but they come with serious consequences if you don’t understand the law.

Listen to this one (maybe twice) to fully grasp which zones actually allow foreigners to run Airbnb businesses in Indonesia — and how to invest safely.