Indonesian law requires every property brokerage to hold a business license, employ certified professionals, and register with AREBI.
Can the agency provide a NIB (Nomor Induk Berusaha) with KBLI code 68200?
KBLI 68200 = Real Estate Based on Fee or Contract. Every licensed brokerage should produce this within minutes of being asked.
Yes — provided NIB with KBLI 68200
They have a NIB, but I haven't confirmed the KBLI code
No — could not or would not provide a NIB
Is the agency a registered AREBI member?
AREBI members display their number (format: #YYYY.NNNNNN.A), NIB, and AREBI logo on all advertising. Verify at app.arebi.co.id.
Yes — membership number verified or displayed
They mention AREBI but I haven't verified the number
No — not an AREBI member or won't confirm
Does the agency employ staff with LSP BPI certification (or equivalent BNSP-licensed certification)?
Licensed brokerages must have at least 2 staff members with competency certificates valid for 3 years.
Yes — confirmed certified staff
No — no certified staff or won't confirm
Permendag 33/2025 requires brokerages to be legal entities (PT, cooperative, or equivalent). AREBI prohibits virtual offices.
Is the agency a registered legal entity (PT or equivalent)?
Individual agents without a company structure don't meet Permendag 33/2025 requirements. The regulatory protections don't apply to your transaction.
Yes — operates as a registered PT
Unclear — company name used but not confirmed as PT
No — operates as an individual without a company
Does the agency have a physical office you can visit?
AREBI Bali prohibits virtual offices — members must have premises rented or owned for at least 1 year.
Yes — physical office with verifiable address
They claim to have one, but I haven't visited
No — operates via WhatsApp/social media only
Beyond licensing, these signals indicate whether the agency operates at a professional standard.
Does the agent provide written terms — commission rates, scope of service, and transaction terms — before you commit?
AREBI's standard commission is 5% for buy/sell, 8% for leasing. A legitimate agent has no reason to avoid documenting terms.
Yes — written agreement available upfront
Discussed verbally but nothing in writing yet
No — avoids putting terms in writing
Haven't reached that stage yet
Does the agency invest in buyer education (guides, videos, legal explainers)?
Agencies that educate before selling tend to operate differently from those that lead with listings. Not required, but a strong signal.
Yes — published guides, videos, or educational content
Some — basic FAQ or blog posts
No — website is listings only
Warning signs from the regulatory framework and patterns observed across the Bali market.
Has the agent pressured you to skip or rush due diligence?
Discouraging notary escrow, skipping document checks, or pushing to close before legal review — speed that serves their interests, not yours.
No — encourages proper due diligence
Some pressure to move quickly, but hasn't blocked checks
Yes — actively discourages due diligence or legal review
Has the agent made exceptional return or appreciation promises?
Verify projected returns against published market data. Promises well above market norms should come with verifiable data behind them.
No — realistic projections or no return claims made
High returns claimed but with some supporting data
Yes — exceptional returns promised without verifiable data
Does the agent have a verifiable track record (years in operation, Google reviews, named team)?
Look at the actual text of recent reviews, not just the star average. Patterns in complaints are more informative than aggregate ratings.
Yes — years of operation, real reviews, named team members
Partial — some history but limited public information
No — no verifiable history, anonymous operation
