Real Estate Consultancy
Real estate consultancy in Amed
Helping investors to navigate land and property laws
Buying property in Amed is a slower, more personal process than in south Bali. The market is small, the rules for foreign buyers are particular, and much depends on local knowledge. We help you make sense of it, from your first questions to the day you hand over the keys and beyond.
How We can Help
Amed is a market built on character rather than nightlife, with guests who come to stay a while. It is also smaller and less liquid than the south, so resale can be slower.
We share what we know about the area, rental demand and running costs, so your expectations are realistic from the start.
For rental performance, see Amed property investment.
Real Estate in Amed
Amed is a market built on character rather than nightlife, with guests who come to stay a while. It is also smaller and less liquid than the south, so resale can be slower. We share what we know about the area, rental demand and running costs, so your expectations are realistic from the start.
Property Consultation
We can help you plan viewings in person and point out practical things to look at: access, boundaries, utilities, the condition of the buildings and how a property would work as a rental.
Good due diligence is your best protection. We help you understand the checks your notary or lawyer should carry out, including the land certificate, the seller’s right to sell, zoning, permits (PBG or IMB, and SLF), access and tax status. The full checklist is in our guide to buying a property in Amed.
Legal Professionals
We can introduce you to independent notaries and PPATs (the officials who register land deeds), lawyers and architects who work in the area. You appoint and pay them directly, and they act for you.
Building or Buying a Villa in Amed
If you are considering land and a new build, our building and land guide covers permits, zoning and what we have learnt from building in Amed ourselves.
Land Ownership
Foreigners cannot hold freehold land (Hak Milik) in Indonesia. The legal routes are Hak Pakai for residence permit holders, leasehold, and a PT PMA company holding Hak Guna Bangunan.
Each suits a different purpose, whether that is a home, a rental villa or a development. We help you think through which fits your plans before you speak to a notary. Avoid nominee arrangements: they are not recognised by Indonesian law.
Amed's leading property manager
How we can help you to make the most out your rental property in Amed
Locally positioned to focus on Amed's property market
Established in Amed since 2023, our knowledge and research of the local market is our advantage
Property appraisal and revenue strategy
A free assessment of what you could expect to earn by renting your property in Amed.
Online reporting & performance management
Access your performance with P&L statements, occupancy performance and reservations.
Accounting, legal and administration
We handle, legal, accounting and reporting matters in line with local regulations.
Payout schedule at your convenience
Receive rental profits directly into your bank on a schedule convenient you.
Maintaining your property to the highest of standards
Always on call for emergency repairs, accidental damage and for general wear and tear.
Property Management faqs
We’re here to answer all your questions. Our frequently asked questions page is full of the most common questions we receive on how our property management services work.
Do you maintain gardens and pools?
Yes – our property management plan includes garden maintenance and swimming pool cleaning.
Do you meet and greet guests at check-in?
Yes – our staff will meet your guests to provide a guided tour of your property.
Do you manage guest turnover and linen change?
Yes – Our housekeeping staff clean your villa and turnover the property in time and ready to welcome your next happy guests.
Can I access information on my rental villa's performance?
You can log into your Owners Dashboard to monitor your villa’s reservation calendar and financial statements
Is my villa listed on Airbnb?
Yes – We promote your property on all the popular booking platforms including Airbnb, Booking.com, Vrbo, Agoda…and up to 30 other leading platforms.
How does your booking system work?
We use the latest technology to manage your booking calendar to maximize exposure and to avoid double-bookings.
What about Guest communication?
All booking confirmations, inquiries and guest communications are seamlessly managed for prompt response times.
How do I receive my rental profits?
You will receive your profits monthly. Pay-outs are sent before the 15th day of the following month.
What are the costs of your services?
Our full property management service costs 20% of your monthly gross income. For example: If your monthly income from renting your villa is $10,000, then we take $2,000 and send $8,000 to your bank account.
Do I need to pay tax on my profits?
Yes – Our PMA Company is regulated by the laws of Indonesia. It is our responsibility to make sure that our clients do not get in trouble with the tax authorities.
Can you handle my tax returns?
Yes – This is part of our full property management service. We use an excellent, cost-efficient tax accountant to manage the tax returns of your rental profits.
Why should I trust you to manage my property?
We are the #1 property manager in Amed. Our office is based in Amed and our reputation is second to none. Under our Parent Company, we have a strong management profile and demonstrate the ability to deliver high levels of client service standards.