I’m a bit pressed for time... On one hand, the seller of the land I want to buy is in a hurry, but on the other, I’d have preferred to wait a bit. I’m worried about rushing things...
If any of you own land in Indonesia, could you share: an estimate of notary fees for a transaction under 10,000 € (using the classic local nominee structure), and what annual taxes I’d need to pay?
Also, if anyone knows a good notary in Lombok, I’d love the recommendation!
I’ve read quite a bit in English, but some info in French would be great!
With a decent notary, there are legal protections (in particular, the foreigner holds the original property titles, which, while not in their name, mean the local can't do anything without them. In theory, of course).
Still, I’m aware the risk isn’t zero, which is why I’m investing a minimal amount. The problem is I’m struggling to find a notary—most turn me away because the amount is too small to interest them. The only one willing is asking for 25% of the land price, which is huge.
Why do you say that—have you had a bad experience?
Like in many countries, foreigners can't buy "land" outright... 🤪
From there, all the more or less legal or "legalized" tricks and workarounds will inevitably lead to disappointment at some point...
In short: When you bend the law, don’t expect it to protect you on top of that 😉
Tout le monde meurt, peu de gens vivent .
Je n'aime pas donner des réponses ... . Aujourd'hui, quand on donne aux gens des réponses, ils ont l'impression qu'on les prend pour des imbéciles et qu'on empiète sur leur liberté.
Mon testament philosophique
Citations de Jean Guitton
When you bend the law, don’t expect its protection on top of that 😉
Brilliant!
All shady lawyers (and notaries) should be forced to display this sentence outside their offices!
Si vous avez compris tout ce que je viens de vous dire, c'est que j'ai dû faire une erreur quelque part. - Alan Greenspan
Science sans conscience n'est que ruine de l'âme - Rabelais
Je n'aime pas donner des réponses ... . Aujourd'hui, quand on donne aux gens des réponses, ils ont l'impression qu'on les prend pour des imbéciles et qu'on empiète sur leur liberté.
Mon testament philosophique
Citations de Jean Guitton
Hi Citoyendumonde (soon to be citoyenindonésien, I hope!)
I followed your Indonesian adventures with interest. Really fascinating and full of discoveries...
I spent two months in Indonesia last year and looked into land and real estate quite a bit... (through my job but also thanks to a local contact!)
To answer your specific questions about fees: Notary: 1% - 1.5% of the transaction value. Tax: Both seller and buyer pay a 5% tax on the value of the land and property sales. Mortgage certificate: 2% of the mortgage value.
As everywhere, the notary’s fee is negotiable, but it’s often around 5% when a middleman is involved! All this should be handled carefully with your "Indonesian landlord."
I won’t get into property duration and certificates—you probably already know about that...
Which island are you planning to buy on?
Feel free to ask if you have more questions.
I have a contact there for land purchases—I’ll ask them about a notary in Lombok just in case...
Cheers...
"On ne va jamais aussi loin que lorsqu'on ne sait pas où l'on va"
Thanks, you confirm the numbers I’d read.
I think for me the notary’s “5% package” might end up higher than the usual percentage since my purchase is for such a small amount (it’s really rare to be able to buy just one hectare—parcels here are huge).
For the duration, I’ve calculated I’ve got a good fifty years left at most, so we’re on track if I renew once . Anyway, I’m not especially looking to OWN something, just somewhere to take it easy when I’m fed up (though I’m already fed up, but let’s not get sidetracked). I’ve worked out that the total cost of my investment shouldn’t exceed 2 or 3 years’ rent in France... That’s what I’d lose if I get ripped off.
My parents struggle to understand that you’re never really an owner over there, and even less so for life, but I’m already paying 7000 € in rent per year here (not including utilities), so it comes down to the same thing—cheaper, warmer, and more human.
I’m planning to buy in Lombok, in a small village. No foreigners are settled there except for one guy from the Emirates who’s doing business. The village economy is thriving, and people aren’t in need—I think that’s an important factor to consider as a non-Muslim foreigner settling among them.
But there’s one thing I don’t get: is there an annual tax to pay? Apparently, it’s a small amount, but on an English forum, I saw an Australian who got hit with a crazy bill for his villa, which is far from luxurious. I expect I’ll have to pay some kind of pseudo-tax to the village chief—fair enough—but I don’t know about the government.
If you’ve got any info on that, I’d love to hear it.
yes, thanks! I also need to clear up a little ambiguity about the road to access the land—I can’t just settle for a simple "ndai cambai cambai" (="no problem" in Sasak...)
Hi,
we bought in Bali last year, and if I can give you one piece of advice, it’s to handle the paperwork with a lawyer + notary—you’ll avoid a lot of problems that way.
Before buying, you need to check a ton of things, like access: does the landowner actually have the right of way, and is it stated that they’re granting you permission?
If it’s buildable land, you’ll need a mandatory IMB to construct. You should also verify the land certificate (proof of ownership). Take your time and double-check everything.
For us, no issues—we’re finishing up our construction this week, and everything’s going smoothly!!!! Well, I think so, anyway.
Good luck
hi
Thanks so much, I’ll keep that in mind!
Can the notary handle all of this, or do I need to go to a bunch of different offices? What’s an IMB—I haven’t heard about that yet...
I’ll be there for about 4 weeks to get everything done.
Sick and tired of these self-righteous, holier-than-thou French know-it-alls who love to lecture and moralize with their little rants. The inevitable result of this kind of response is that you’ll never move your ass—except to go rehash the world’s problems at the local bar, hiding behind your beer and your bitter little certainties.
When I was working in Lombok, the issue of land ownership had been resolved by my predecessor: the landholding company was 51% owned by an Indonesian bank. The landholding company had set up a long-term lease (emphyteutic lease) with the operating company. That wouldn’t work in your case.
I read this article a few months ago and thought I’d share it with you below.
Best,
Giles
Buying Land in Bali: The Famous Freehold
After discussing the lease of undeveloped land (see *La Gazette de Bali* No. 33 – February 2008), let’s take a look this month at purchasing land as an individual.
Indonesian law states that "only an Indonesian national can acquire full ownership of land." The 1996 property law further limits property transfers to 25-year renewable terms. As a result, to better understand the legal techniques in place, let’s set aside the notions of "property transfer" and "purchase deed" as we culturally understand them. So, if you’re considering buying land, you have two options—regardless of your visa type: purchasing through a nominee or buying in your own name.
The first option is commonly called "Hak milik," or property ownership with a nominee. "Hak milik" requires you to partner with an Indonesian national who legally acts as your nominee. This person signs the purchase deed at the notary’s office in your presence, on your behalf and for your benefit. Legal professionals have developed a range of documents to maximize transaction security. One of the most common methods involves a lease: the nominee leases the land to you for a 25-year renewable term and grants you full authority upfront. A mortgage in your favor ensures no transactions can occur without your prior knowledge. Some notaries also draft wills, naming you as the heir. Note that this transaction is subject to a tax based on the land’s value as determined by authorities. Also, the title bears the nominee’s name, and this purchase is legally valid for a set duration. This method is favored by the majority of foreigners who have lived in Bali for many years. It’s true that the practice is now common, and notaries are well-versed in the legal techniques to secure the transaction as much as possible.
The second option, called "Hak pakai," introduced in 2004, grants you a right to use the land you purchase, similar to concessions found in Latin America. It results in a certificate issued in your name, regardless of your visa type. In theory, it only applies to land no larger than 20 ares (about 2,000 square meters). In reality, this varies depending on the region where the land is located. Moreover, "Hak pakai" isn’t recognized everywhere in Bali. Land acquired under this status must be for private use—meaning the construction of a residence—and the title is unique, so you can’t hold multiple plots simultaneously. As for the duration of this right and the associated tax, opinions and practices differ. In some places, you can obtain a 25-year renewable title, while elsewhere, the title is only valid for 25 years, and renewal requires another notarial act. Some assume renewal is guaranteed, while others see it as uncertain. Regarding the tax, theoretically based on the land’s market value at renewal, its amount isn’t predetermined, leaving things unclear.
In summary, "freehold" is like a bronze statue with feet of clay. No one is a prophet in their own land, and here, no one truly owns land in a foreign country. But let’s not be cynical...
Marie Michel
Every month, send your questions to our Indonesian law expert at info@lagazettedebali.info
Thanks! The only issue, if I’m not mistaken, is that setting up a **PMA** (foreign-owned company) is really expensive—not just to create, but then you’re heavily taxed afterward. That solution works well for a relatively big business (like a hotel), but the area where I’m buying is way off the beaten path and won’t attract crowds... plus, that’s not my goal anyway 😉
I’m not ruling out creating a PMA if Lombok’s new international airport turns it into the "next Bali"... but I don’t exactly *want* that either, at least not to that extent.
So, I’ve been thinking (and I’ve also talked a lot with an Australian who lives there). The problem is simple: a foreigner owning land in Indonesia is technically illegal. The workaround is to tolerate the common practice of using a local nominee, the famous *Hak milik*. Then, a whole legal package (fake lease contracts, debt acknowledgments—I think there are a dozen or so...) is more or less sold by notaries to "secure" things a bit... and, of course, to bill you nicely for their services!
But when you think about it, if things go south, I wonder how—despite all these protections—I could enforce my rights, since I’d still be in an illegal situation... in the most corrupt country in the world. I think it all comes down to trusting your nominee.
So, in my mind, it’s still super risky no matter what anyone says. I’ll invest proportionally to the risk and go with my gut. I’ll still have Rumaji sign all or part of this legal arsenal—not to feel protected, but just to test him psychologically. If a Sasak signs a debt acknowledgment without blinking, I can trust him, right? If I see him hesitate, then I’ll hesitate too, and the project might be reconsidered. I’m trying to put myself in their shoes and think like them... Before anything else, I’ll go see the village chief to immediately set the amount he’ll extort from me every year (so I don’t get any nasty surprises later).
Basically, in my head, it’s like this: either tourism stays low, in which case I’ll build my simple little house for later, take my time, and rent it out occasionally via my website (which is easy to find on Google). Rumaji will collect the rent, so he’ll get a little richer and won’t be tempted to scam me (or be convinced to scam me—that’s what I’m really afraid of). But that means I’d have to keep living in France 😐 because I can’t make a living in Lombok just by renting out a place now and then... And if Rumaji wants to build 3-4 bungalows (like he dreams of) on part of the land, I’ll "lend" him a piece (with 1 hectare, there’s plenty of space). Or, if tourism grows with the airport, Rumaji and I create a PMA, the land and buildings go under the PMA’s name (with me as the majority shareholder), and maybe—just maybe—I’ll move there if it lets me live off it... you can dream! 🙂
In any case, my nominee needs to get at least a little richer (and preferably his family too). I think that’ll be the most effective "legal" protection against any scam temptations!
For now, I’m going with option 1: low investment (which makes even more sense since I can’t even exercise my right of use while I’m not living there). If I lose everything (15,000 € for the land and house), it’ll hurt, but I won’t be ruined. If it works out, I’ll have the dream pied-à-terre for later—for the price of a garage (or even less... a toilet!) in France (and I’ve got other ideas in my little head, but that’s another story...)
Thanks anyway, Gilles, for the info (I need to look into this *Hak pakai* thing—it’s still unclear...)
Now I don’t rule out the idea of setting up an IVF clinic if the completion of the international airport turns Lombok into the "new Bali"... but I don’t want that either, as you can imagine... at least not to that extent.
That’s the whole paradox of a tourism project! Wanting to live in a place you love while knowing that the success of your project would mean the disappearance of the very lifestyle that inspired it!
I hope your project comes to life while also hoping that "your" Lombok stays the way you love it.
Ahh Gilles, I recognize your usual wit there 😏
You’re not fundamentally wrong (wow, that pun), I’ll just "go with the flow" if there is one. And if there isn’t, I’ll just build myself a little shack—it’s not so bad either.
For now, the EMAAR project seems to be floundering... if I may say so, since there isn’t enough water (I’m on a roll tonight) 😄. Plus, if you think about security for five minutes, it’s not great either—there are still Sasak people attacking tourists with machetes (quite a few reports on the wannasurf forum).
My "tourist project" is a bit of an exaggeration for the little thing I want to do... But your word "paradox"—okay, I’ll take it 😛
For now, I’m in no rush to pay the poor guy... the notary just told me it’ll take 6 to 8 months to get the property title in proper order. I don’t care—I’m not in a hurry—but he’s gonna turn green when I tell him that.
Like many who are passionate about this part of Asia, I’ve been following your travel stories (which you tell really well, by the way ;)), especially the recent ones about buying land in Lombok.
Given that the main challenge is the fact that foreigners can’t purchase land, I had this idea: why not become Indonesian?
To those who are already shouting at this suggestion, I should clarify that I’m bringing it up without knowing if it’s even possible, and I totally understand that for patriotic reasons, this option might not be feasible for everyone.
Don’t worry, I won’t scream—I’ve got a strong sense of patriotism 😉
But I think getting Indonesian citizenship isn’t straightforward... First, you’ve got to live there, which I don’t (still need to save up a bit...). And I don’t think the authorities recognize just *living* there... in your mind 😏
Insulting people seems to be a sport for you!!
1 calm down
2 think
3 talk (without insults, give it a try—you’ll see you can do it)
Now you’re ready for a civilized exchange, WELL DONE!!
What do you mean by
Keep voting for the right???
Do we know each other, or are you the type to talk without knowing, without understanding, without thinking??
Congratulations on your love for Indonesia and South Lombok in particular.
I signed up to this forum today just to give you a few extra details (and yes, it’s true—it’s my boy-scout side).
1) The nominee mechanism was well described in your thread by you and a few other members of this forum. I always use SHM (Sertifikat Hak Milik = land title deed) in the name of my nominees, with Hak Tanggungan (mortgages for five times the amount), plus two Hak Pakai (30-year and 20-year leases) whose signatures are, on paper, 15 days apart. Plus 3 or 4 other documents like the right to sell (so to change the nominee), the right to rent, etc.
2) Apart from the mortgage and the Hak Pakai, which offer you quite a bit of protection, the nominee system isn’t worth much from a legal standpoint because our nominees are simply insolvent. And all the money they receive is gone within a week. So they couldn’t care less about the legal consequences if they manage to resell our beautiful land to some Australian suckers, then to Japanese suckers, etc. The law has absolutely no hold over them.
3) In Bali, the nominee system is well known and almost tolerated by the courts because if all foreigners had to sell, land prices in the south of the island would surely collapse by 70%. In Lombok, and in Praya in particular, the courts have probably never encountered disputes of this kind. How will they react? Moreover, Lombok’s courts aren’t known for their transparency or impartiality...
4) In Indonesia, the physical SHM document, which looks like a small green school notebook, is almost proof of ownership. So don’t leave it in your hut...
Don’t forget that if our friendly nominee can’t find "their" SHM in your hut while you’re out surfing in Gerupuk (Darn, missed again!), they’ll often file a "loss" report with the police. Losing "their" SHM will allow them to get a brand-new, fresh SHM... and resell your land to the aforementioned suckers without any problem.
If you’ve taken the precaution of a Hak Tanggungan, this lovely mortgage will be noted on their shiny new SHM. (Darn, missed again!!) But you’re still in a bind because your "old" SHM is now canceled by their new SHM (you no longer have a title deed!). All you’re left with is your mortgage certificate (and the stack of other documents, now useless). It’s a standoff...
If you’ve taken the precaution of 1 or 2 Hak Pakai, even if your friendly nominee manages to sell through a mortgage lift via a shady notary or lawyer (local pleonasm), then the tenant you’ve become can still "live among their coconut trees for the rest of their days." Like in France, the lease survives transfers of ownership.
5) Generally, old expats like me recommend 3 to 10 years of intimate knowledge of the character of potential nominees before choosing one or two. The criteria of honesty and consistency of the nominee (and their family members!) are more important than the entire legal stack binding them. (By the way, their spouse(s) must sign everything too.)
I absolutely do NOT recommend taking a lawyer, notary, or land negotiator as a nominee. Nor the Indonesian wife of a European friend. Nor the original owner of the land (of course!).
6) For good reason, it’s also recommended to NEVER take a local nominee. You take a Javanese for Bali and a Balinese for Java (Lombok people are rarely taken anywhere because of their ancestral practices regarding others’ property...). By taking a nominee who lives 1,000 km away, neither they nor their family know about the beautiful land they own (which, more surely than the lottery, would suddenly make them rupiah billionaires!). And potential buyers won’t easily find the "owner" of that same coveted land. The nominee doesn’t really need to come to Lombok. But having a KTP (ID card) made for your nominee and their spouse from the Kecamatan (district) of your land is mandatory. Three days and 400,000 rupiah (40 US$) later, you’ll have the two necessary ID cards.
7) Watch out for access! Most *setapak* (customary paths) are NOT recorded in the land registry. No matter what the *Kades* (village chief) says to help the selling farmer, they have no power over this!! (It’s the responsibility of the *Bupati* = Regent of Praya). These little paths belong to other farmers! Who will soon sell them to a *Bule* (foreigner) or an Indonesian Chinese. Who will generally rush to enclose their land with an ugly wall to prevent squatting (two other local practices). And then you can’t pass anymore...
Note that there are NO notarized easements in Indonesia!! So even if you thought you had the whole village’s agreement and signed all the documents in the world granting you passage, it only takes one farmer selling to a "foreigner" for them to block the passage forever.
Two solutions, which must be finalized BEFORE the final payment for your land (afterward, everything strangely costs 5 times more!?):
1. Jointly purchase, via a second SHM, a 7-meter-wide strip of land leading to the first registered road. You can then ask other "Bule" buying in the area to reimburse part of the cost of this access (but, via your nominee, keep legal ownership anyway).
or
2. Encourage the *Camat* and *Bupati* (district chief and regent) to register the path (thus expropriating a small strip of land from the farmers) for the general interest. This is harder but mandatory if the path is really long to reach the road.
8) Watch out for unbuildable land! (Especially near the future 1,200-hectare Tanjung Aan tourist resort). The land you’re buying is *pertanian* (agricultural, at the bottom of page 4 of your future SHM), not *permukiman* (buildable) like most land in Bali.
Before applying for an IMB (building permit), you’ll need to request a zoning change for the land. This is the former *Ijin prinsip*, now called *Ijin peruntukan pengunaan tanah*, ratified by an *Ijin Lokasi* from the Regent of Praya. You then have to obtain your IMB from the *Cipta Karya* of Praya within 6 months of possibly getting the *Ijin Lokasi*.
Besides the 1,500 USD this requires due to your current agricultural zoning, there’s a risk that the land you love could suddenly be declared a green zone, either to please the Saracens or because your land is near a cemetery, the future hotel of a big shot, etc.
As for the setback from the coast for building, it’s 30 m to 100 m from the high tide line, depending on the whim of the *Cipta Karya* official.
That’s all, folks!
It still took me 75 laborious minutes to put all this together. Quick, a Bintang!
(I hope all this will at least save your life, or the life of another Lombok lover.)
Don’t get discouraged! You just need to be very systematic (and very patient). As you can see in my profile, this obstacle course doesn’t prevent buying very beautiful land and even building beautiful, discreet "huts" overlooking the Indian Ocean.
Alright, I’ll give you my two cents as an old monkey who can’t be taught new tricks... you’re not actually buying the land, you’re leasing it (with a lawyer present).
Everyone’s happy except you, since you won’t get that owner’s feeling...
The owner stays the owner, but with euros in their pocket, you don’t have to worry. And since you’ll have money left over, you can build a Versailles clone...
« Le voyage apprend la tolérance. »
Benjamin Disraeli
-
It's really nice of you to take all this time to give me all this info—and also... to scare me a bit 😉
Especially since the photo in your avatar shows a landscape that looks a lot like mine, but phew, there’s a caption and it’s far from where I bought 😏
Well... I’m far from having taken all these precautions. Let’s just say I did things a bit backward: for now, I’ve bought a plot of land in my nominee’s name, and that’s it. Of course, there’s a bunch of paperwork we signed in front of a notary (Fikri Said in Mataram, for the record—his name comes up often as a "good guy" among expats and on the Lombok Lovers forum). For me, those papers were just to get something signed by my nominee.
I do plan to secure the deal a bit better one of these days, as long as it doesn’t cost a fortune, because I don’t really believe in legal protections in Lombok...
Actually, I’m buying in a remote area with no tourists, no accommodations, and no foreigners living there (well, except for one Australian 5 km away). On the other hand, the village’s economy is booming thanks to aquaculture, and the standard of living doubles every year. So in theory, if I add "not too many tourists" + "not too much poverty," they shouldn’t have too many bad ideas... Besides, at the notary’s office, the seller had already signed the receipt for 7000 € (the purchase price of the land) even though I hadn’t paid yet...
All this doesn’t worry me too much. But yes, I do have two unknowns to sort out: making sure my land is buildable (it used to be, since it was the site of the old village—they lived on large plots back then, and the government encouraged them to regroup into villages to better resist raiders... kind of like us in the Middle Ages!). But for now, I don’t have any documents specifying that. The other issue is access to the land: I keep hearing "no problem," but I know that’s something that bothers me—between my land and the road, there are other plots... I can always access it via the beach, but that’s not very practical 😉
I’ll continue this in a private message, and thanks for letting us know about the risks on this forum (because this kind of investment is far from safe!)
It's true that renting is a good option, but it's super hard to find land for rent. In Lombok, the Sasak prefer to sell! Plus, given the price I paid, it wasn’t really worth renting 😉
Loic, a few more public thoughts to help you finalize, as well as others like Johann:
1) For the land sale, the notary must be one from the Kabupaten.
No possibility of using a notary from Mataram for Mawi or Gerupuk. It will be a notary from Praya.
(Unless you pay a notary from Mataram who will have a notary from Praya do the work).
2) For the set of documents binding the nominee, it’s not regulated. We often use the same notary.
3) Yes, taxes are in principle 5% for you and 5% for the seller (who doesn’t understand anything), so it’s often 10% for you.
BUT 10% of the declared value! Which is generally chosen to be slightly higher than the land value indicated on the annual tax paper SPPT. Actually, it can be 10% of 20% = 2%.
If you give 10% of the total actually paid, the notary will pocket the difference😏😏. Terima kasih banyyyyaaak!
4) No, the fact that the seller signs anything, including receipts, etc., is absolutely not cool.
That’s exactly the trap we all fall into, Loic! Among Westerners, a signature carries serious consequences.
In Lombok, it’s absolutely not a sign of sympathy or special trust toward you. Indonesian farmers all do this!
They sign anything because they couldn’t care less about legal consequences. As soon as they’re paid, they’re insolvent, and the justice system won’t put a poor Sasak fisherman or a poor Javanese farmer in prison.😕
Just remember that once you’ve paid your 10,000 €, if tomorrow someone gives them 1,000 € cash, the person could very well sign anything again...
5) You had a little shock thinking my land encroached on yours (wrongly, since all my land is between Mawun and Gerupuk).
That shock is a good thing, Loic!! It proves you love this beautiful beachfront a lot...
BUT if you lose it due to too much trust, it’s not just 10,000 € you’ll have lost—it’s YOUR land!
A lovely little piece of your life...🙁
6) In 2010, many new roads will be built between Tana Ahu, Kuta, Selong Belanak, and Awang.
With the international airport inaugurated in October 2009, I’m not at all sure your piece of beach will be safe from covetous eyes.
(Unless it’s on Sumbawa Island...).
So, not only will it be coveted right after 2010, but if you lose it, say in 2015, you’ll have to pay 150,000 € per hectare to buy the same land back (and which, sniff, will never be the same).🙁🙁
Because of this airport, the price of some land has multiplied by 8 (+700%) in 24 months.
For example, for pure beachfront land in Ebuak, it went from 250 € per are in April 2007 to 2,000 € per are in April 2009 (1 are = 100m², like in elementary school).
7) Buildability
No, being near/in a fishing village doesn’t make the land buildable!
Fishermen generally don’t have an IMB (building permit).
I bet you a case of large Bintang that on page 4 of your certificate, it will say "agricultural" land, like ALL of ours.
But where you are, far from the tourist complex, you’re almost guaranteed to get your Ijin Prinsip and Ijin Lokasi (before your IMB).
8) Access
I’m happy to have reinforced your fears. Please swallow the pill and buy yourself a strip of land up to the road.
That little access will one day be worth a small fortune, and you’ll recover 100% of the cost from your Bule neighbors. Conversely, it could cost you a small fortune one day (40,000 € to pass through—it happens often!)
I bet you a second case of large Bintang that you’ll pay "a bit more per m²" for that path than for the beach...
If you wait until after paying for your land, it’ll already cost three times as much.😮
9) By the way, roughly check the size of your land with one-meter strides, or better yet, with a small GPS. At the equator, each minute of angle represents 1 nautical mile, or 1,852 m. So, the thousandth of a minute on the GPS represents 1.852 meters.
There are sometimes "errors" of +100% made by BPN officials. You pay twice as much for your land, and that money makes a lot of people happy.
10) Yes, leasing is quite common in very touristy areas of Bali (Seminyak, Kerobokan, Sanur, Nusa Dua) and also in Phuket. For a 25-year lease, you pay about half the price of a purchase. It’s very common for small businesses and also by some older foreigners.
But this doesn’t exist in South Lombok. And you’re too young to risk being kicked out just when you can finally enjoy this sunny retirement.
11) I know, I sound like an old fool giving advice like this.
All my advice leans toward distrust of these poor Sasak.
Besides, I’m old (I’ll soon be 50) and I’m waiting for my card from Le Pen.
Objection, Your Honor!
I’ve been in this beautiful country for 25 years, which I love as much as my native Brittany. I love its people and the Sasak as much as the French, Balinese, Dayaks, etc. I’ve been schooling children from 21 slums for 10 years. Not really the Le Pen profile, I think...
The answer is simple: poor or rich, white or tanned, banker or fisherman, human nature is the SAME for everyone. In Brest as in Ushuaia, almost all humans will one day take easy money if you give them the opportunity for too long.😠😠
And so, for very long-term decisions, like building a little house by the Indian Ocean, you have to be extremely systematic, very patient, and not skip ANY step. It’s particularly annoying, I know.
Besides, all advice is annoying. But I’m not writing to say how exceptional this coast with its karst landscapes is... Everyone already knows that.
As a result of precautions: 😎😎😎😎😎 until the end of your days...
See ya,
Buurrrrppp!! I shouldn’t have drunk those two cases of Bintang 😛😛
I’ve been following the conversations on this forum for several months now, and it’s always really interesting and helpful—so thanks to everyone who doesn’t hesitate to answer questions!
I’m looking for information on setting up a business in Indonesia (especially Lombok) since the 2007 law, which was updated by the 2007 decree. Since that law, it seems impossible to use the PMA system to create an eco-tourism company.
Is it possible to use a nominee to set up the business, like you can with land?
In an article from the Bali Gazette, it says that even though going through PMA is no longer an option, a local PT company is still possible for foreigners. Unfortunately, I can’t find any documents explaining the difference...
If anyone can give me some info (even just a little), that’d be great!
YES! But since everything written on a forum is public, you can use it as much as you want! 😉
Tout le monde meurt, peu de gens vivent .
Je n'aime pas donner des réponses ... . Aujourd'hui, quand on donne aux gens des réponses, ils ont l'impression qu'on les prend pour des imbéciles et qu'on empiète sur leur liberté.
Mon testament philosophique
Citations de Jean Guitton
in my opinion, it must be pretty tough, like it is in Thailand
you should really ask French people who live there (you’ll find some)
in Thailand, you can own a house but not the land
but you can buy a condo (apartment in a building) as long as foreigners own a maximum of 49% of the total surface area
maybe it’s the same case in Indonesia
you should find some websites—just need to search more
I’d like to add my two cents about Indonesian companies (PT and PMA).
1) A simple PT is a public limited company (SA) or limited liability company (SARL) owned by Indonesians.
PT stands for *Perseroan Terbatas*, which means Limited Liability Company.
2) A PMA is a special public limited company (SA) or limited liability company (SARL) registered as a Foreign Investment (so through the BKPM, the Foreign Investment Coordinating Board, by foreign shareholders, including some French ones).
(Don’t be surprised—a PMA also starts with the letters "PT," like "PT Danone Indonesia," because a PMA is also a public limited company or SARL. 🤪)
3) On Google, you’ll find all the rules for Indonesian PMAs under the keywords *PMA + Foreign + Investment + BKPM*.
Since 1980, these rules have changed roughly every five years.
Consistently, though:
- There’s a minimum capital requirement (but you can pay only a portion of it in the first few years).
- Generally, a small percentage must be left to an Indonesian shareholder (or put in the name of a nominee).
- In theory, foreigners must reduce their percentage over time (but 30 years later, many PMAs are still 90% owned by the original foreign shareholders).
- Many economic sectors are open to PMAs. Some sectors are strictly closed (e.g., alcohol distribution). Others are encouraged, even allowing 100% foreign ownership.
4) In the 1990s and 2000s, thousands of foreigners abused PMAs to buy land (especially in Bali).
They’d set up a sham PMA under the pretext of tourism, hospitality, real estate construction, restaurants, etc.
Then they’d buy private land through these PMAs. 😜
They’d build private villas and pools.
And the PMA would have *zero* economic activity from day one to now!! They’d claim they couldn’t get a single customer... 😜
Eventually, they ruined the golden goose.
To crack down on these abuses, the Indonesian government and the BKPM removed the "tourism and related" sectors from those allowed to acquire land in 2007.
(PMAs created before 2007 can still buy private land, though.)
5) Having owned a telecom PMA for five years, I know a bit about the BKPM’s complex decision-making logic.
I think a sincere, mid-sized investor in tourism could get all the approvals to set up a PMA (especially at the Lombok BKPM, where the governor really needs hotels to accommodate arrivals from the future international airport).
In my humble opinion, a persistent investor could, through their PMA, acquire land, build their hotel, get up to five expat work permits, etc.
BUT—serious question from Poutou—there are two major constraints to my plan:
- **First catch:** You’ll need a minimum size, like 20 rooms or 20 bungalows + a large pool, restaurant, etc., for the BKPM to be interested in helping you and creatively finding the right classification under the 2007 law for your PMA.
20 rooms and all the trimmings mean about 700 m² of construction.
At roughly 400 Indonesian rupiahs per well-built and cheaply furnished square meter, that’s an investment of 280,000 rupiahs. Let’s say 400,000 with the land, the company minibus, etc.
This won’t please my friends who love the authentic atmosphere of Indonesian *losmens* (budget inns) with woven bamboo for 3 rupiahs a night (I love the *bak mandi* in tiny bathrooms too), but these days, for 400,000 euros, you get nothing in terms of real PMAs.
As mentioned earlier, you can start with 40,000 euros, but if you don’t register a hotel (ecotourism or gastronomy tourism) with a declared capital of at least 400,000 euros, the Indonesian administration will—rightly or wrongly 😉—put you in the same category as the schemers in point 4 above and block the PMA from acquiring land.
- **Second catch:** A real, functioning PMA is a *real* bureaucratic nightmare in terms of accounting, immigration, labor laws, taxes, tourism regulations, etc.
The same laws apply as for a simple PT, but you’re constantly under the microscope of all the authorities because out of 10,000 Indonesian PTs, there’s only one PMA! Being rich and foreign, you’re a soft target for universal bureaucratic scrutiny.
So, since 2007, it’s all or nothing! If you choose the PMA route, you’d better aim for at least 500,000 rupiahs in annual revenue after four years, or you’ll face all the hassles of petty extortion and mountains of paperwork without the benefits (90% of real PMAs make over 2 million euros in revenue!!). You might start making money in the third year. The coconut-tree siesta will come in 10 years, when you sell your successful PMA for a fortune to some new enthusiast. 😎😎😎
6) And what about the simple PT option, Poutou asked?
- It allows you to buy all kinds of land and buildings.
- It covers all economic sectors, including small-scale hospitality. (But for three *losmen*, you don’t even need a PT!)
- It’s much more lenient in terms of monthly paperwork. If the investment and annual revenue are small—say, 20,000 euros/year—the administration will mostly ignore you.
- It allows you to get 1 or 2 expat work permits under the title of *Technical Advisor* (who, unofficially, actually run "their" company).
- **Big limitation:** It doesn’t allow foreign ownership of shares!! So you’re forced to go 100% through nominees. This puts you in the same situation as buying land individually through a nominee (see all the posts above).
- Often, in Bali, expat entrepreneurs start with a simple PT (via two nominees) and later, if the business is very successful, set up a real PMA to protect their property before the business becomes too coveted.
Thanks so much for your reply!!
It’s true that the small PT is a better fit for our modest project (ten eco-friendly bungalows) and our budget.
We want to keep the business family-run and aren’t necessarily looking to create a big tourist site!
For the land, we’re using a nominee system, taking the risks that come with it...
The goal of the project (after generating profits) is to build schools... In that regard, I saw that you’re the founding president of an association working in education—if we could discuss this privately at some point, that’d be amazing.
I’ll gather your info, do a bit of sorting... and I’ll definitely get back to you! The main thing is figuring out the right organization between the documents to bring to Indonesia, the nominee who’s in France... We’re leaving in early November, so time’s running out!
Since we’re all buying agricultural land, for your nominee, you’ll need to get a KTP (ID card) from the Lombok Kabupaten where your land is located.
It costs around 20 € and takes about a week. The nominee can stay in France.
Good luck. Be systematic, cautious, and very persistent.
Don’t listen to local partners who urge you to rush, swearing everything will be fine.
If you trust your common sense and self-preservation instincts, you should be able to protect that beautiful little plot of land you’re dreaming of near the Indian Ocean.
Hi Lolo ...
I followed your process for buying land in Lombok with great interest. I’m in the same situation as you now, just a few years behind. How’s it going for you???
Thanks for your reply.
Best,
Jean François
Unfortunately, my project has been delayed by fate: my mother’s serious illness and a car accident involving the friend who’s co-investing with me...
But things are going well on the ground—I’ve managed to get the certificates for the different plots (some took up to 2 years to obtain). Setting up the PMA and getting the building permit will be the next step once this tough period is behind me.
Hi Loïc,
Thanks for your quick reply.
Could we talk on the phone? I’m heading back in a few weeks to sign the land purchase in person, and I’m looking for as much info as possible. Thanks!
My number is 0609158552
I’ll send you my number in a private message, but just to clarify (for others who might also ask), I’m FAR FROM AN EXPERT in this area—especially in the Kuta Lombok zone (the most in-demand right now). I bought land on the east side of Lombok in an area that’s still underdeveloped, which, administratively, falls under Lombok Timur rather than Lombok Tengah.
Very few foreigners are present in Lombok Timur. There’s no real estate pressure like elsewhere, and in fact, there are no real estate agencies catering to foreigners. The local administration handles very few foreigner cases. The upside is that the area isn’t yet on the radar of the scammers who operate in Kuta, but the downside is that it’s still poorly mapped, and the administration is pretty outdated. So, the practical issues you might face can be very different.
Hey lolodesiles,
I’d like to hear how your land purchase adventure turned out—did everything go as you hoped?
I’ll be in Lombok in about ten days to sign.
Can you reply in private? I’m not far from Lyon either—could we talk on the phone? It’d be way more practical.
Thanks
Actually, my experience is limited.
I did buy land that’s in the name of an Indonesian (there’s no other way), and had him sign a nominee package (for him and his wife) that includes a debt acknowledgment for 10 times the land’s value (in case he gets the idea to resell it, since everything is in his name).
No issues in all these years... I’m planning to set up a PMA (foreign-owned company), a structure that will let me get a land concession (a kind of long-term land-use right), which will make me less vulnerable to my nominee (since this right is recognized by law and the courts).
That’s as far as my experience goes for now. I won’t have time to talk on the phone because I’m actually leaving for Indonesia (and not for Lombok)!
Everything depends on your nominee—you absolutely need someone you can trust, which is really hard to find in Lombok. You also need to verify the land’s status on the cadastre by any means possible (in person or through a trusted person you pay if needed). In fact, a *lot* of land in Lombok has been sold multiple times to different people.
Are there residency visas? Buying through a nominee is pretty much a guarantee you’ll get scammed—I don’t know Indonesia, but in India that’s how it goes. In Goa, there were so many problems for Brits that their embassy had to step in; they lost their property after five years.
So keep your 10 000 € for your trips there.
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Hi fellow travelers,
First trip to Vietnam.
We’ll be arriving in Ho Chi Minh City during Tet.
Is it complicated to find accommodation and get around during this period?
Any tips would be welcome.
Thanks for your replies.
Hello,
After 1 night in Khao Sok, I’d like to find a 2 Days 1 Night package on the lake.
After reading a lot, I decided to "break the bank" and treat ourselves to a private tour—mainly to avoid the crowds.
But after contacting several operators, they offer "private tours" that are very expensive (around 700 €), yet in the details, the boats can only leave from the pier at 10 AM like everyone else. (I was hoping to leave much earlier.) The morning program is the same for everyone too (private or not). They drop us off at noon at our floating hotel (I’d chosen Phupha Waree). Free afternoon (swimming or kayaking in front of the hotel). We head back by boat for a 1-hour sunset ride. And the next morning, we leave the hotel at 8 AM to be at the pier by 9:30 AM at the latest—end of the trip.
So basically, we’re paying a lot for a private tour just to do the same thing as everyone else at the same time.
Or maybe I just had bad luck in my search.
I contacted Panida Ladi, who’s very popular on forums. We’d agreed on a private tour that matched my request (departure from the pier at 8 AM, very personalized itinerary). We settled on the itinerary and price, she asked for a Wise transfer for a 30% deposit, confirmed receipt of the deposit. Then 30 minutes later, she messaged me to say she was canceling everything because it was impossible to do the requested tour—and promised a quick refund of my deposit.
So here’s my question: Who’s done a *real* private tour on this lake? Who can recommend a reliable agency? Is it even really possible to do a private tour here?
Hi,
I wanted to get some info about the cable car and the bridge—I see lots of different options...
How much time should we allow for these two activities? If we arrive around 4 PM, will we have enough time to visit without rushing?
Thanks
I’m searching for a real gem for my 3rd stay in Koh Lanta: a lovely, high-quality hotel right by an easily accessible beach in a lively spot.
If you know of anything that fits what I’m looking for and want to share, don’t hesitate!
Hi,
On September 1st, we're heading to Kalimantan for six weeks, probably from Pontianak to the Derawan Islands.
I've scoured this site, which is usually my go-to 😉, and others like VoyageForum, but recent info is pretty scarce.
I'd love any tips on places you've visited—our itinerary is still a work in progress.
We're two couples traveling with backpacks, using buses, boats, guesthouses, and homestays.
Thanks in advance!
Hi! I’d like to split my trip into two parts: 15 days in Phuket and 15 days in Krabi. Do you know if I can rent a car and drop it off in Krabi when I fly back to France?
Thanks for your feedback!
Have a great Sunday!
Martine
Hi, is anyone there in Flores right now? According to some websites, everything is closed and the situation is tough. But our guide says it's fine. Who should we believe? We're supposed to leave on September 2nd. Thanks to anyone in Flores at the moment!
Hi dear community,
I'm planning to visit Cambodia this winter, right after Christmas, for my first solo trip and my first trip to Asia. For two weeks (yes, I know it's short, but I really can't do more...). I have two main desires: Siem Reap and the countryside, the villages, the Mekong...
What do you think of this itinerary? Arrival in Siem Reap, departure from Phnom Penh.
SR: 5 days (1 day for arrival, 3 for the temples, 1 for the lake and its villages)
Kratie (stop on the way to Mondolkiri): 3 days (1 day of travel, 2 days there)
Mondolkiri/Sen Monorom: 4 days (1 day of travel, 1 day there, 2 days of treks)
PP: 3 days (1 day of travel, 2 days of sightseeing)
I think I need to cut one day somewhere if I travel from Saturday to Saturday or Sunday to Sunday. In Kratie, maybe? Or in PP? And I'll miss the boat trip that everyone recommends (SR-Battambang), but I don't see where to fit it in. Unless I do a PP-PP loop starting in the east, skip Kratie or just stay one night, then SR, then PP.
In my timing, Mondolkiri seems closer than Ratanakiri, which also tempted me a lot! Will it be too complicated alone? I'm thinking of using local guides or a small local agency for a nature and village getaway.
I've read that Siem Reap is very crowded between Christmas and New Year's. I could also do the circuit in the opposite direction. But I thought it would be easier to get familiar with the country by arriving in a touristy area—I might be wrong...
Thanks for your advice and opinions!
Hi everyone.
I’m planning my trip, and based on all the posts I’ve read, this country is amazing.
Of course, I’ve got a ton of questions for you.
Here’s a possible itinerary: Vientiane - Vang Vieng - Phonsavan - Sam Neua - Nong Khiaw + villages - Phongsali - Luang Namtha and the area - Udomxai - Huay Xai - Luang Prabang and back to Vientiane.
What do you think?
We’re planning to prioritize local transport—is it possible to do this loop?
We’d also love to go kayaking, but I’m not sure if the season’s right or where the best spot is.
For trekking—I read that Phongsali is the most authentic spot to visit villages and see wildlife. Do you know of a reliable agency and a guesthouse with reasonable prices?
Is it worth taking a slow boat for a stretch on the Mekong, and if so, which route?
For accommodations, is it better to book through Booking.com and Agoda or look when we arrive?
Are mosquitoes bad in Laos, and should we take malaria prophylaxis?
What’s the average daily budget (accommodation, food, visits)?
Is renting scooters a good option for exploring towns, and if so, which ones?
From what I’ve read, it’s best to carry cash—euros or dollars? Is it risky to walk around with that much cash?
I’ve still got tons of questions. Thanks to anyone who can help, and I’m open to all tips, info, etc.
Thanks again
Hi there,
I’m planning a trip to Vietnam in February, specifically Da Nang and Hoi An.
Does anyone know a French-speaking guide in the area?
Thanks for your help
Hi there,
I’m planning a family trip (my wife and I, both 47, and our two sons, aged 5 and 12) to Malaysia for the last week of June and the first two weeks of July 2027.
We used to love road trips as a couple, then as a trio, but since our second child arrived, we’ve taken a break with "camping village" style trips.
Now feels like the right time to get back to our old habits, while adjusting the pace for the kids.
We’re craving Asia. We’ve been lucky enough to visit Thailand, Indonesia (Bali and Lombok), and Sri Lanka before.
Friends have raved about Malaysia, so we’re definitely tempted.
For those who know and love Malaysia, what would be a good itinerary starting from Kuala Lumpur, with a maximum of 3-4 stops? We’d like a mix of culture, nature, and relaxation (just to clarify, we’re not big beach fans). All of this without rushing, of course.
Hello,
We’re a family of four with two teens aged 16 and 18. We’re heading to Thailand this summer. We’ll arrive in Bangkok and plan to take a flight to Luang Prabang.
I’ve seen there are some great visits and excursions to do (temples, markets, waterfalls) and maybe even venture a bit north to places like Nong Khiaw, Muang Xay, Muang Ngoy, or Oudom Xay.
But I’ve also heard about the Bokeo region with the Gibbon Experience.
Since we won’t be able to do everything, I’d love to hear about your experiences, impressions, and advice on the two options I’m considering, especially since we’ll be meeting family in Chiang Mai, Thailand, afterward.
Option 1: A loop from Luang Prabang heading slightly north, then a flight from Luang Prabang to Chiang Mai.
Option 2: A few days in Luang Prabang, exploring within a few dozen kilometers around, then heading to Bokeo province for the 2-day/1-night Gibbon Experience. For this option, I saw on Rome2Rio that it’s possible to book a ferry trip on the Mekong from Luang Prabang to Huay Xay—they mention about 8 hours. But is that realistic? What type of boat is it?
Then, to get to Chiang Mai, there aren’t many options—bus or minivan—but how does crossing the border work?
Finally, for those of you who’ve been to Laos in August, what was the weather like?
We’ve already visited Thailand, Vietnam, and Cambodia during the same period over the past four years and weren’t really bothered by bad weather.
I’m starting a discussion about guides in the Mekong Delta because we’ve just finished our trip in this region and had a hard time finding a French-speaking guide. We had Thanh—she speaks French really well and travels all over the delta region, including Ho Chi Minh City. She’s super friendly and flexible. I recommend her wholeheartedly. If it can help someone...
Feel free to contact us for her number.
Hi everyone,
I couldn’t find any recent info on Kuching.
Can anyone recommend a hotel or guesthouse for under 100 RM that’s nice and affordable? No dorms, please.
Also, does it rain a lot in November, and is it still worth visiting Semenggoh or Bako?
We’ll be arriving in Phnom Penh this coming January and we’re thinking of starting our trip with a stop in Kampong Cham, then Kratie.
After Kratie, we’re considering heading toward Siem Reap with a stop in Kampong Thom.
That said, I’m not really sure how long the Kratie–Kampong Thom journey might take or how complicated it is.
Does this stop on the way to Siem Reap seem like a good idea to you?
If we don’t visit the Sambor Prei Kuk site, are there still any walks or sights worth checking out in Kampong Thom?
Silly question—backpack or hard-shell suitcase for the Sepilok, Kinabatangan, Tioman, KL trip?
I’m struggling to fit all my son’s and my stuff into the 70L backpack... and I’m thinking a suitcase would be easier, but I’m not sure if it’ll work for getting around.
Hi there,
I didn’t plan to return to Thailand this year, but my health conditions mean it’ll be the best place for me to stay between two trips to India. The tourism setup there is so well-organized that it’s the most "comfortable" country for a short visit. Thailand feels too sanitized for my taste, and there’s too much religion, Buddha, and the King, but it’s still the best option given how my health has been evolving. I’d considered two weeks in ThaTon for hiking, but I got too sick from the burn-offs during my trips to the mountains around Chiang Rai. So I’m not sure where to go this year. Definitely not the sea, touristy spots, or the mountains with burn-offs...
After a stay on Koh Phayam this coming November, I’d like to spend 2 or 3 days on Koh Phra Thong before heading further south.
Do you think it’s doable to leave Koh Phayam early enough to catch the 10 AM boat from Khura Buri to Koh Phra Thong? The next one isn’t until 4 PM, which would cost me a whole day.
I’m planning a trip to Indonesia, specifically Sulawesi and Java, in September for 10 days.
I don’t know this part of the world at all—any advice is welcome!
I’ll be traveling solo and would also love tips on meeting other travelers or locals.
Hello everyone,
Not long ago, I used to travel as a couple, but my husband has since passed away, and I’ve decided to set off again. The trip I took to Cambodia in January 2025 did me a world of good.
I’m now considering Thailand, a destination we never included in our plans because even 15 years ago, people said it was too touristy. Still, I’m thinking about the itinerary below, but I don’t feel up to arranging buses, trains, or guides on my own while I’m there. I’m looking for one or more drivers and have been in touch with an agency, but their offers are just copy-paste group tours that I don’t want.
So, if you have any contacts, experiences, or advice, I’d be so grateful if you’d share them with me. Here’s my rough plan:
Arrival in Bangkok
Ayutthaya (2 nights)
Kanchanaburi (2 or 3 nights)
Sangkhlaburi/Sai Yok (3 nights)
Sukhothai (2 nights)
Lampang (I’ve planned 3 nights, but that might be a bit much—it depends on what time I arrive in the city)
Chiang Mai
Chiang Dao
Pai
Chiang Rai
I was thinking about the Mae Hong Son loop—thoughts?
What do you think about staying overnight at the Golden Triangle?
When I look online, of course, I can find agencies that organize tours to national parks, etc.
I’m retired but in great physical shape. I’d rather go hiking than sit in hot springs with crowds of tourists who’ve all arranged meet-ups. I don’t want to spend a day at an elephant camp, and I don’t want to visit Karen villages.
I’d love to hear your advice.
Thank you all,
Hi everyone,
Could you share your thoughts on my 3-week itinerary?
We’re a small group (family + friends) of 12 people, planning to leave around January 21, 2027.
Here’s my itinerary:
3 nights in Bangkok
4 nights in Chiang Mai
3 nights on Koh Samui
3 nights on Koh Phangan
4 nights in Krabi
4 nights in Phuket
I’m also open to any great tips you might have...
Thanks, everyone! Alain.
Hi,
From Malacca to get to Jerantut, is it better to go back to KL and take a bus from there, or take a bus to Tampin and then a train? Any feedback on the "Jungle Train"? (duration, price, comfort, etc.). Thanks
Hi there,
We’re planning a 3-week family trip next summer with our three kids, who’ll be 8, 8, and 7 years old.
After some research, we’re leaning toward Malaysia to combine nature/forests and paradise beaches. The idea is to introduce our kids to the country’s culture, nature, and wildlife.
We want a great trip but without splurging on luxury options like high-end lodges and resorts. We’re looking for comfort with a touch of authenticity—basically, a good middle ground.
I’ve started putting together an itinerary and would love your expert advice and tips to help us build this amazing trip with our little ones.
Day 1: Departure from France
Day 2: Kuala Lumpur
Stay at a hotel near the airport or KL Sentral.
Just one night.
Day 3: Morning flight to Sandakan (Borneo).
Stay in Sepilok
Day 4: Sepilok:
* Orangutan Center
* Malayan Sun Bear Center
* Rainforest Discovery Centre
Day 5: Depart for Kinabatangan.
Boat safari in the late afternoon.
Day 6: Sunrise safari.
Jungle walk.
Evening safari.
Day 7: Final safari.
Return to Sandakan.
Flight to Kuala Lumpur, then to Kota Bharu (or overnight transit depending on schedules).
Day 8: Transfer to the port.
Boat to the Perhentian Islands.
Days 9 to 13: Perhentian Besar
5 full days.
* Snorkeling
* Hiking
* Turtle watching
* Wild beaches
* Relaxation
Day 14: Return to the mainland.
Bus or private car to Taman Negara.
Hi everyone,
We’re heading to Flores and then Bali at the end of September.
We’ve already visited both but this time, once we’re in Labuan Bajo, we’d like to take a boat to the Komodo Islands to see the famous Komodo dragons.
I don’t want to sleep on the boat—just a day trip would be perfect.
Does anyone know a reliable and friendly provider to recommend?
Thanks in advance, and have a great summer!
Summer seems to be the best time weather-wise for Bali.
And since summer’s when we can take a long trip, let’s go for Bali... even though we know it’ll be *packed* with people!
So we’ll steer clear of the island’s south...
Our current plan (19 days on the ground, 7 stops):
- 4 Nights (3 days) in Ubud
2 days for rice terraces / activities (Tegallalang, Campuhan Ridge, Monkey Forest, Bird Park, coffee plantation, market (?), dance "pestacle," cooking class and/or spa)
1 day with a driver for the Temples (Pura Gunung Kawi, Tirta Empul Spring, Pura Mengening, Goa Gajah...)
- 2 nights in Sidemen (1 day for Pura Kehen + Batur Caldera + Pura Besakih and 1 day to relax in the rice terraces)
- 3 nights on Gili Meno (Rest and beaches) from Padangbai
- 2 nights in Amed (1 day from Padangbai with the Abang rice terrace and Tirta Gangga baths, and the next day a boat tour in Amed)
- 4 nights in Pemuteran (1 day for transfer and rest, 1 day to visit Kawah Ijen, and 2 days of snorkeling at Menjangan Island)
- 2 nights in Munduk (1 day with the Dayang rice terrace and the 3-waterfall hike, 1 day at Pura Ulun Danu Bratan)
- 2 nights in Jatiluwih (1 day in the rice terraces, and on the last day, we’ll stop by Pura Taman Ayun in Mengwi and Pura Tanah Lot before catching our red-eye flight).
Accommodations in homestays or hotels.
Transportation to be arranged on-site with the lodgings (?)
Boat to Gili Meno to book in advance (?)
Kawah Ijen excursion to plan ahead (?)—check with the homestay (?)
Thanks for your thoughts/comments to help us explore this destination...
After reading and researching, we're planning the following stops in Cambodia in January 2027:
- Phnom Penh
- Kampong Cham
- Kratie
- Siem Reap
- Battambang
- Kampot (round trip)
I'm wondering about the direction of these stops, which could also influence our international flights.
Either a round trip from Phnom Penh in the order above.
Or landing in Siem Reap with the following order:
This second option would save us the Battambang - PP - Kampot trip but means doing a round trip to Battambang from Siem Reap and placing the "highlight of the trip" (Angkor) at the beginning of our stay.
Hi there,
We’re planning to travel from Chiang Rai to Luang Prabang next November.
We’d like to take a slow boat from Chiang Khong—or rather from Huay Xai in Laos—with an overnight stop in Pakbeng.
Could you let us know if the boat still leaves Huay Xai in the late morning? If so, what time roughly, and what’s the price for the trip?
Thanks for your help!
Alod
We (3 adults: 68, 65, and 25 years old) are just back from a short trip to the Philippines, and I’d like to share a little summary of our journey. First of all, I’d like to thank everyone who contributes to this forum about this destination and answers the questions of those who aren’t familiar with it. I should also mention that my comments are personal and don’t reflect anyone else’s opinions. Since I don’t have any literary or photographic talent, I’ll stick to the facts and share a few details about the sights, hotels, and restaurants.
Preparations:
We chose this destination in December and quickly booked our flight tickets (540 € with Turkish Airlines) for a departure on February 16 and return on March 5, 2019. We then contacted two French-speaking tour operators based in Manila, asking them to put together an itinerary based on our wishes (places to visit, type of accommodation) and our budget. We wanted to see the rice terraces in northern Luzon, the hanging coffins in Sagada, before flying to the Visayas (Bohol, Siquijor, etc.), and the Taal Volcano, while limiting our nights in Manila as much as possible. In the end, we opted for Alize, whose itinerary and quote matched our request almost perfectly. Our exchanges helped us refine our circuit.
International flights:
The round-trip flights went smoothly. Turkish Airlines, while not at the level of Asian or Gulf airlines, does the job just fine.
Day 1:
We landed on time (6:15 PM) on Monday, February 16, at Terminal 3. We exchanged our euros (near the car rental counters), and I can confirm the exchange rate was very good. On the way to the St. Giles Hotel (decent and affordable for a transit night), we got our first glimpse of Manila’s dense traffic. The Makati district, where our hotel was located, offers a wide choice of restaurants, so we grabbed a quick bite to recover from the trip.
Day 2:
This day was dedicated to transferring to Banaue. Fortunately, we had a comfortable van and an excellent driver for this journey, which took all day (8 to 9 hours with stops). We got a taste of driving in the Philippines—and it’s terrifying. You wouldn’t want to drive on these roads. The first thing that struck us was the relatively good condition of the roads and the cleanliness (a change from other Southeast Asian countries). This impression lasted throughout our trip. Around 6 PM, we checked into our room at the Banaue Hotel (large, charm-free, but with a beautiful view of the rice terraces).
Day 3:
With the help of a local guide, we took a jeepney to Batad. And then—wow! The rice terraces form an amphitheater overlooking the small village. Under the sun, it’s simply spectacular and breathtaking! Even though we’re familiar with rice terraces (Sapa, Bali, Thailand, etc.), we were dazzled by so much beauty. We spent the day walking along the terrace walls. This place is timeless and fully deserves its UNESCO World Heritage status. However, we returned to the hotel exhausted (due to our ages and lack of exercise). We had dinner with our driver at the Las Vegas restaurant in the center of Banaue. The meal was decent, cheap, and the Filipino owner played the guitar to accompany our dinner.
Day 4:
Today, our driver took us to Sagada. The mountain road offered spectacular landscapes (about 1.5 to 2 hours). Along the way, we stopped in Bontoc to visit the small but interesting anthropological museum. It features old photos and various objects from the Ifugao tribes, as well as a reconstruction of primitive dwellings.
We then went on a short hike in Sagada with a very friendly local guide who explained the region’s funeral rites. The walk started at the communal cemetery before reaching “Echo Valley,” where we saw the first coffins hanging on the cliff. We continued to the “Underground River” and a small waterfall, ending our journey in the “Lumiang Cave” burial cave. All in all, this day was very interesting. On the way back, we made a few photo stops.
In the evening, on our driver’s recommendation, we ate at the “Bistro,” a French enclave in the center of Banaue (good pizza, roasted quail, homemade fries).
Day 5:
Today was a transfer day. To limit fatigue and nights in Manila, our tour operator arranged a flight from Clark to Tagbilaran (Bohol), saving us 2 to 3 hours of driving. But to catch our flight, we had to leave very early: 5:30 AM. Our kind driver dropped us off on time at the airport. To use it, we had to pay a 150 PHP tax per person. The Philippine Airlines flight (15 minutes) left early and was far from full. Upon arrival, we were taken to the Loboc River Hotel, on the banks of the river of the same name. A very charming lodge lost in a tropical garden. We stayed in a stilt cottage overlooking the river. We relaxed a bit in the lovely pool. This place is really great—the staff is charming, and the food is excellent for a reasonable price.
Day 6:
This day was dedicated to exploring Bohol. The program was classic, starting with the tarsier sanctuary. We saw a few specimens in a small garden, each pointed out by a staff member. It was both good and disappointing because the animals were in pseudo-freedom in a small enclosure. Then we went to the “Chocolate Hills” and climbed 240 steps to admire the panoramic view of the hills—but by 10 AM, it was crowded. On the way back, we stopped at the butterfly garden, which was uninteresting: tiny, with few butterflies. We consoled ourselves by photographing beautiful flowers. To please our teen, we stopped at the Loboc Eco Tourism Adventure Park and crossed the river lying down, suspended from a steel cable (300 PHP). Finally, we had the traditional lunch-cruise on the Loboc River. It was a factory-like experience, and the meal was unremarkable. The only good thing was the singer on each boat and the lush vegetation. Afterward, we visited colonial churches and the cathedral, remnants of the Spanish presence, before returning to the hotel for a well-deserved dip in the pool. Note that for those interested, there’s an arena near the hotel where cockfights are held every Sunday—something Filipinos are passionate (if not obsessed) about.
Day 8:
Very early departure for the port. We boarded a *banca* in search of dolphins. After about an hour of sailing, we were lucky enough to spot around a hundred dolphins. Our boat then headed to the small and charming island of Pamilacan. After a walk through the little village, we came across locals traditionally building a boat. They told us it takes about a month to finish their outrigger boat. Then we had to choose our snorkeling spot between the coral garden, the fish park, and the turtle enclosure. Note that a fee is charged for each spot: 150 PHP per place and per person. It felt a bit like we were being ripped off, especially since the spots weren’t amazing—we’d see much better on Apo for much less. We had lunch on the island at one of the many small eateries (350 PHP per person).
Days 9 and 10:
On our return, we were taken to the Bohol Sea Resort on Panglao Island, where we stayed for 2 nights. It’s a small, recent establishment in a quiet corner of the island. It’s relaxing—maybe a bit too much. It has a nice pool and access to Danao Beach, but the view is blocked by a flotilla of boats. We didn’t try their diving school. The meals were good. If we had to do it again, we’d skip this stop to spend more time in Negros.
Days 11 and 12:
We took a fast ferry (Ocean Jet) from Tagbilaran port to Dumaguete and were taken to the Thalatta Resort, about 20 km away near Zamboanguita. We stayed there for 2 nights. Let’s just say it was our favorite. It’s a small place facing Apo Island. The rooms are simple, and the pool, nestled in a magnificent tropical garden, is fantastic. The staff is friendly, and the meals are very good. The hotel has its own diving center (snorkeling gear provided) and its own boats. We booked the Apo Island excursion: 1,350 PHP per person, including lunch. It was incredible: magnificent corals, colorful fish, and turtles of all sizes. The crew was endlessly kind and didn’t hesitate to dive to guide us to the best spots. In short, a perfect day. This site is ranked among the top 5 diving spots in the Philippines.
Since we were lucky enough to be there on a Wednesday morning, we explored the surprising Malapay Market, a 10-minute walk from our hotel. You’ll find numerous stalls selling vegetables, fruits, live or dried fish, and handicrafts. Enclosures are set up for selling livestock (calves, zebu, pigs). There are also restaurants. We were lucky to see two pigs roasted traditionally on a spit. There are few Europeans, and the people are warm. A great moment.
We left this beautiful place with regret because we didn’t have time to visit the island or go swimming with whale sharks.
Days 12 to 15:
From Dumaguete port, we took a short crossing (1 hour with Ocean Jet) to Siquijor Island to reach the Coco Grove Beach Resort. A beautiful hotel nestled in a spacious tropical garden. Several restaurants and bars, 4 pools. Despite the size of the place, it remains intimate. You can snorkel (corals and fish) right in front of the beautiful beach. We stayed in a very pleasant duplex suite. For those interested, there’s a spa and a diving center. You can also take the Apo Island excursion (offered at 1,950 PHP).
We spent our days relaxing between the pool and the beach. In the evening, the sunsets over Negros and Apo were stunning.
We booked an island tour with a comfortable tricycle from the hotel (1,500 PHP). The circuit was classic and allowed us to go around the island. We discovered beaches, the famous 400-year-old ficus tree with its enormous roots, and its equally famous foot bath with its cleaning fish. Then we visited the St. Isidore Convent before heading to the Cambugahay waterfalls and their four pools. The setting is idyllic, and the water is surprisingly good—we had a lot of fun swimming. We had dinner at a restaurant overlooking the island, where you can see Apo, Cebu, and Negros. In the end, Siquijor turned out to be a real little tropical paradise.
Since the hotel restaurants were expensive, we dined at nearby establishments: Fuego (clean, good—excellent raw fish—and quiet), Chekesch (louder), and the very pleasant Baha Bar, which brews its own beer and offers more refined cuisine.
Days 15 to 16:
We left at dawn to return to Dumaguete and its airport by ferry. We had breakfast at the Coco Grande Hotel, an annex of the previous one. The Philippine Airlines flight went smoothly. A driver took us to the town of Taal. We stayed at Paradores Del Castillo, right in the heart of the old town. It’s a charming old house with only 6 rooms. The various rooms are decorated with antiques—a real little museum. The garden is pleasant and opens onto the town.
It’s an old early 19th-century house converted into a hotel, beautifully arranged with 6 rooms in the heart of the city. The restaurant in the garden is very pleasant and offers a panoramic view.
We visited an old Spanish house before heading to the beautiful Basilica of St. Martin of Tours, one of the most beautiful religious buildings in the Philippines. A mass was in progress, allowing us to gauge the Filipinos’ fervor before we could visit. When we left, it was dark, and we could admire the illuminated building. We ended our evening by exploring the night market with its many fruit and skewer stalls. A nice surprise.
In the morning, we were taken to the shores of Taal Lake, an ancient caldera where a second volcano has formed in the middle of the lake, which in turn contains another lake. We boarded a *banca* to reach the island in the middle of the lake. This was followed by an uphill walk, made difficult by the high temperature (36°C) and the dust on the path. The dust was worsened by the many horses carrying (or bringing back) the less courageous. To illustrate the difficulty of the climb, the trail is marked by the Stations of the Cross and its 14 stations. We were panting while our guide trotted far ahead. Our effort was rewarded when we reached the summit and its viewpoints over the inner lake and the surroundings. The wisps of smoke seen here and there confirmed we were on an active volcano. Inside the lake, there are supposedly 45 small volcanoes, one of which emerged during its last eruption in 1911.
On the way back, we had lunch by the lake before returning to Manila and the Bayleaf Hotel, whose main merit is its location in the Intramuros district. In the late afternoon, we walked along the walls of the old city.
We had dinner on the hotel’s panoramic terrace overlooking the city and the bay.
Day 17:
Last day! Our tour operator joined us for a tour of the Intramuros district. He enriched the visit with comments on the history, geopolitics, and economy of the Philippines. We visited the Manila Cathedral, destroyed 7 times in the past (6 earthquakes and the 1945 bombing). It’s beautiful, and its stained glass is magnificent. We couldn’t enter the San Agustin Church, the oldest Catholic building in Manila. We passed by the memorial to the Battle of Manila, which claimed over 100,000 lives. We visited the area around Casa Manila, which was closed on Monday, and had a drink at Barbara’s cabaret, located in a historic house. A very enriching morning.
Then we went to the Mall of Asia, the world’s largest shopping mall, to buy some souvenirs (Kultura store) before being taken to the airport. We exchanged our last pesos at the buying rate right after check-in.
The return flight went smoothly. We regretted not being able to use the facilities of Istanbul’s new airport, as its opening was delayed by another month.
Finances:
In the end, we spent 1,640 € for the international flights, 4,200 € for the stay (hotels, visits, various transports) with the agency (whose professionalism we can only praise), and about 700 € for meals, tips, and souvenirs.
Summary:
Luckily, we had beautiful weather throughout our stay, with temperatures between 26 and 35°C. Discovering the Philippines was a wonderful experience. The diversity of the landscapes, the kindness of the Filipinos, the cleanliness, and the truly delicious fruits (especially pineapples and mangoes). We were never harassed, unlike in many touristy countries. On the other hand, the food, though generally cheap, wasn’t exceptional.
Since this country is so vast, we might return in the near future.
Though I’m not a specialist on this destination, I’m happy to answer your questions based on my experience.
So, my flight tickets have just been booked for a trip to Cambodia from November 4th to 27th, 2025.
I’ll be traveling solo and want to explore this amazing country while getting a bit off the beaten path.
I’m arriving in Phnom Penh and also departing from Phnom Penh.
My goal is to travel as much as possible by bus and scooter.
What itinerary would you recommend?
What are the must-do things?
I’m open to all tips and info.
Thanks in advance for your help and responses.
