Getting out

There is no sold-price data

No MLS, no published registry series, no portal with historic transactions. Every valuation in Bali is an argument, and the person with the most evidence wins it. That is the whole game at resale, and it is why the file you started keeping at stage seven is an asset in its own right.

What a buyer is actually buying from you

Not your building. Your remaining term, your permissions, and your trading record.

On a lease, years remaining set the price more than condition does, and they do not fall in a straight line. Value tracks the present worth of the years still to run, so a thirty-year lease with twenty left has lost far less than a third of its value – and one with eight left has lost far more than three quarters. The steep part of the curve arrives exactly when you are trying to sell, which is why the lease clock is worth modelling before you buy rather than after.

On HGB through a PT PMA, your buyer has a choice: buy the shares in the company, or have the company transfer the asset. A share transfer is quicker and avoids a fresh acquisition duty, but it means inheriting your company's history. That is the year-three argument for keeping the filings clean.

Build the file from day one

• Monthly construction photographs and the handover snagging record.
• Every permit and licence, current and renewed.
• Twelve to twenty-four months of real booking data: occupancy, average nightly rate, source mix, review scores.
• The management agreement, and the operator's performance against it.
• Service charge accounts, and evidence that the sinking fund exists.
• For a company-held asset: filed accounts, tax returns, investment reports.

A buyer who can see all of that pays a different price from one asked to take your word.

Timing and cost

Budget six to twelve months to sell well, and expect to pay an agent around five per cent. On a sale of title the seller pays a final income tax on the transfer – two and a half per cent of the transaction value under the standard regime – and the buyer pays BPHTB.

Getting money out of Indonesia is legal and routine. A company distributing profits to a foreign shareholder withholds tax on the dividend at twenty per cent unless a double tax treaty reduces it, and treaty relief is granted on paperwork filed in advance rather than argued afterwards.

The exit decision you make on day one

If you intend to sell, buy something a future buyer can also license, let and finance: a title with decades left, a permission that is held rather than promised, and a scheme with a service charge that works. If you intend to keep it or pass it on, the calculus changes.

Decide which. The two lead to different purchases, and there is no way to convert one into the other later.