For Australians Buying Property Overseas

Independent Due Diligence for
Buying Property in Bali & Thailand

An independent AI due-diligence check on your overseas developer and contract, built to catch the legal traps that cause foreign buyers to lose everything, before you hand over a cent. Live now for Bali and Thailand.

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Showing stats for
US$10.4B≈ AUD 16B
In foreign-held Bali property tied up in illegal nominee structures (K3NI, 2026)
2026
New Indonesian regulation now criminalises these nominee arrangements, with asset seizure for foreign buyers caught using them
29%
Of Bali villa buyers are Australian — the largest foreign buyer group, per agency sales data
From AUD 95
What a PropSafe check costs. Independent, fast, and built for your protection.
THB 15.1B≈ AUD 700M
In estimated nominee-arrangement damages Thai authorities are now prosecuting — 46,918 companies flagged across high-risk sectors including real estate (DBD, 2025)
2025
A Supreme Court ruling struck down the “30+30+30” lease-extension trap used in many foreign villa contracts. The legal cap stays 30 years
14,899
Foreign condo transfers in Thailand in 2025, at a 6.28% average gross yield (net realistically 4–5%)
From AUD 95
What a PropSafe check costs. Independent, fast, and built for your protection.
The Problem

You found the villa.
You shouldn't trust the contract.

Every week, Australians put their life savings into overseas property, in Bali especially, and sign contracts they don't fully understand, with developers they haven't verified, using legal structures a foreign government can unwind at any time.

The most common trap in Bali is the nominee structure. A developer or agent sets up an arrangement where an Indonesian citizen technically owns the land "on your behalf." It looks like ownership. It is not. Indonesian courts treat these arrangements as void from the start, which can leave the foreign buyer with no enforceable claim to the land.

Thailand has its own version of the same trap. Foreigners can't own land outright, so deals get pushed through Thai companies with nominee shareholders, or a Thai individual holding title "on your behalf" — both illegal under Thailand's Land Code. Even a legitimate condo purchase can fail if the building has already hit its 49% foreign-ownership limit, because your title can never be registered.

You wouldn't buy at home without a conveyancer reading the contract. But overseas, most buyers sign first and hope. The language is foreign, the law is foreign, and the lawyer is expensive, slow, and often conflicted, because they're paid by the same side selling you the property.

PropSafe is independent. We take zero money from developers or agents. We work only for you.

10,500
Bali properties held by foreigners through illegal nominee structures, per the Indonesian Nominee Crisis Working Group (K3NI). Enforcement is escalating under 2026 regulations.
SOURCE: Indonesian Nominee Crisis Working Group (K3NI), 2026
US$10.4B≈ AUD 16B
Estimated value of foreign money exposed through these void nominee arrangements — money Indonesian courts can treat as never legally owned.
SOURCE: Indonesian Nominee Crisis Working Group (K3NI), 2026
29%
Of Bali villa buyers are Australian, the largest foreign buyer group, per agency sales data. Over 1.6 million Australians visited Bali in 2025.
SOURCE: Bali brokerage sales data; BPS Indonesia Tourism Statistics 2025
46,918
Companies flagged for nominee investigation by Thai authorities, with 852 already prosecuted, across high-risk sectors including real estate. Estimated damages exceed THB 15 billion (≈ AUD 700M).
SOURCE: Thailand Department of Business Development (DBD), 2025
2025
A March 2025 Supreme Court ruling invalidated “30+30+30” lease-extension structures. Any villa contract promising renewals beyond the 30-year cap is selling something the court has already struck down.
SOURCE: Thai Supreme Court ruling, March 2025; Land Code s.86
14,899
Foreign condo transfers in Thailand in 2025 — foreigners can own condos freehold within the 49% quota — at a 6.28% average gross yield (net realistically 4–5%).
SOURCE: REIC; Global Property Guide, Q3 2025
Not Ready Yet?

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Buyer Safety Guide.

The nominee trap, the legal title types, the lease and payment red flags, and the exact questions to ask before you sign, in one plain-English PDF. Choose your market, emailed to you instantly, no payment, no obligation.

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What You Get

A plain-English
risk report.

Not a 40-page legal document you can't read. PropSafe checks your deal against a country-specific rulebook and hands you a clear breakdown: what's dangerous, what's missing, and the exact questions to put to a licensed notary before you sign.

Every flag is colour-coded by severity. Every report ends with your notary checklist. You stay in control of the decision, with the information you were missing.

See Pricing
Contract Risk Report — Sample
High Risk
Possible nominee structure detected
Title references freehold held by an individual, with a side agreement naming a foreign "beneficial owner." This pattern is illegal under Indonesian law and unenforceable.
Lease extension terms are vague
Renewal described as "by mutual agreement" with no fixed price or formula. Risk of losing land rights or facing a steep renewal demand at expiry.
Payment routed to a personal account
Funds directed to an individual rather than a company or notary escrow. A common mechanism in Bali property fraud.
Bilingual notarised deed referenced
Contract names a licensed PPAT and Indonesian governing law. This part is structured correctly.
Illustrative sample for demonstration only. Information and risk-flagging, not legal advice. Always engage a licensed Indonesian notary (PPAT) before signing.
🛡
Zero developer moneyPaid by buyers only. Never by developers. Independence is the product.
⚡
Report within 24 hoursNot weeks. Not thousands of dollars.
🔒
Information, not adviceWe flag risk and route you to licensed professionals.
🌏
Built for buyers overseasBali and Thailand live now. More markets in development.
The Two Checks

Before you find a contract.
And before you sign one.

🔍
Check One

Developer Trust Check

Before you have a contract. Before you even visit. Enter a developer or project name and find out what the public record actually says, or whether the red flags are already there.

  • Indonesian company registry status (OSS-RBA)
  • Years operating and registered directors where public
  • Any legal disputes or penalties in public records
  • News and complaint-forum flags, with sources
  • A plain-English red, amber, or green summary
📄
Check Two

Contract Risk Report

When you have a contract, upload it. We read every clause against the specific dangers that cause foreign buyers to lose everything in Bali, and show you exactly where the risks are.

  • Nominee structure exposure, the #1 cause of total loss
  • Title type checked against legal foreign-ownership options
  • Lease extension clauses: present, absent, or vague
  • Payment routing: escrow or dangerous personal account
  • Zoning and permit red flags
  • The exact questions to ask your notary before signing
See the Full Process
Don't be the buyer who found out too late

Check your deal before you sign it.

It takes minutes and costs less than a flight upgrade. The cost of getting it wrong can be everything.

Get Your Check — From AUD 95
PropSafe provides information and risk-flagging services only. Reports are not legal advice. Always engage a licensed Indonesian notary or property lawyer for final due diligence before any transaction.