10 Ways to Buy Good Land in the Seseh Area of ​​Bali

Here are 10 practical ways to buy good land in the Seseh area of Bali — tailored to that specific village/community just west of Canggu. I’ll include Seseh-specific context, plus general best practices so you get both local nuance and sound standards.

1. Confirm the zone of the land (RDTR / zoning)

• In Seseh you’ll see listings for “Yellow Zone” (residential) and “Pink Zone” (tourism/commercial/residential mix). For example: a 22 are plot in Seseh is listed as Yellow zone (residential) for leasehold.
• Make sure the land is not a green zone (agricultural/protected) if you plan to build a villa or rental.
• Ask the seller/agent for the official “Surat Keterangan Zonasi / SKTR” from the local planning office (Dinas PUPR) confirming the zoning for the exact parcel.
• Verify via national RDTR map or local office for the regency (Badung) that the zoning matches the listing.

2. Check title/ownership status carefully

• Is the certificate SHM (freehold) or HGB (right to build) or Lease (Hak Sewa)?
• Example: Some Seseh land listings show freehold and tourism zoning (“Pink Zone – Freehold land in Seseh”).
• Have a trusted local notary/PPAT check that the seller is the rightful owner, certificate is clear, no encumbrances or ongoing disputes.
• Especially important for Seseh: because it’s near the coast, make sure the certificate includes the full parcel and no hidden right-of-way issues or village customary (“adat”) claims.

3. Check road access & utilities

• In Seseh many plots are near beach, rice fields, and may use smaller roads or “gang” roads. Confirm width, legal status, access rights for vehicles.
• Ensure electricity (PLN) and water are available or easily connected. Listings mention that for Seseh plots.
• Check drainage, flooding risk (coastal/rice-field area) and soil level (especially as Seseh has coastal/rice field surroundings).

4. Match land size, shape and proximity to amenities/beach

• In Seseh you’ll find land size varying: e.g. 4 are (≈400 m²) small plots near the beach, or 20+ are larger plots. Example: “rare 4 Are Pink Zone land beachside plot in Seseh – 200m to shoreline”.
• Decide your goal: If personal villa, maybe 2-4 are is enough. If investment for multiple villas/rental, maybe larger.
• Proximity to the beach, cafes, restaurants, Seseh’s growing amenities matter: listings note walking distance to Seseh Beach, cafes.
• Shape matters for buildability: Regular rectangle, flat land is easier and cheaper to build. Example: 1250 sqm land with ocean & rice-field views in Seseh, flat, rectangular.

5. Title & term if Leasehold: check length of lease and extension rights

• If you buy on leasehold (“Hak Sewa”) in Seseh, check how many years remaining, whether extension/renewal is guaranteed or has conditions.
• Example: A Seseh listing: 22 year lease with option + tourism zoning.
• Understand the formula for renewal (cost, conditions).
• Ensure the lease is properly registered and recorded in certificate or formal contract.

6. Understand zoning restrictions & building permit implications

• Zoning (Yellow, Pink) determines what you can build: private villa vs commercial villa vs guest-house vs resort.
• In Seseh, tourism zoning (Pink) gives more flexibility (rental, investment) but also more scrutiny/permit requirements.
• Ask: for the land you’re interested in, is the zoning definitely tourism/ commercial (if your goal is rental) or residential (if personal home).
• Ensure you will be able to obtain the necessary PBG (Persetujuan Bangunan Gedung) / IMB equivalent before building.

7. Check for hidden costs, taxes, and compliance

• In Bali: buyer tax (BPHTB) for property purchase, plus notary fees, transfer, etc.
• Check if the land has any usage/lease fees (for leasehold).
• Check if the land is subject to any village or adat (custom) obligations (common in Balinese villages like Seseh).
• Ask if there are any restrictions due to cultural/temple zones (Seseh has a traditional village structure) and whether development could impact those.

8. Study market trends & area growth in Seseh

• Seseh is increasingly popular as a quieter alternative to Canggu/Pererenan. Listings reference growth: e.g. “Seseh’s west coast is booming — this is the next wave of smart investment”.
• Studying recent sales, zoning upgrades, new infrastructure (roads, beach access, dining).
• Consider future value: proximity to beach, rice fields, view corridors, whether surrounding land is also being developed (good for value) or at risk of over-development (could harm privacy/value).

9. Negotiate smartly & split plots if possible

• In Seseh there’s mention of land listings being “splittable” or “can split into smaller plots” (good for flexibility). Example: freehold 4 are land in Seseh mentions “Split 2 are possible”.
• Negotiate based on road width, access, view orientation, position relative to rice field/sea.
• Consider asking for deposit conditions: only pay after due-diligence completed & zoning/ownership verified.

10. Use trusted professionals with Seseh/local experience

• Use a local notary/PPAT who knows Seseh, Badung Regency, village adat issues.
• Use a land consultant or agent with good track record in Seseh (not just any Bali agent).
• Get legal advice on foreign investment issues (if you’re foreign), company setup, lease agreements.
• Visit the land yourself (maybe during rainy season) to inspect access, flooding, condition, neighbours.
• Ask for references from previous buyers in Seseh.