01Compliance · Active enforcement · Bali, 2026

Bali's enforcement is active.
So are we.

Your villa is delisted, at risk, or operating outside the regulatory framework Bali now enforces. AltEsc runs the full compliance stack end to end, in-house: KKPR, NIB, KBLI, PBG, SPPL, SLF, and tourism certification. Then we put you back into distribution that owners can't access alone, Sabre and Amadeus GDS, 40+ channels, AltEsc.com direct, and the UHNWI & long-stay network.

Zero upfront. Nothing due until you are live.

Discreet inquiry

· This is for you if

You'll recognise yourself in one of these.

Your villa has been delisted from Airbnb, Booking.com, or another OTA, the listing is gone or suspended, and you need it back online.

Your villa is active but exposed, operating without complete permits, or carrying compliance risk you know enforcement will eventually reach.

You're launching a new villa and need the licensing stack in place, KKPR, NIB, PBG, SLF, tourism certification, before you go live.

If one of these is you, the conversation starts the same way, a discreet inquiry, no upfront cost. Nothing is due until you are live.

·The Market

60–80%
estimated non-compliant Bali STRs
Q1 2026
OTA enforcement window opened
$1.9B
annual Bali STR revenue at stake
7
principal villa markets under coverage

·The Stack

The full Indonesian compliance stack. In-house.

Every license, every filing, every certificate, handled by licensed Indonesian professionals on AltEsc's bench. No referral chains. No external counsel.

01 / Zoning KKPR conformity

Konfirmasi Kesesuaian Kegiatan Pemanfaatan Ruang. Confirms STR is permitted under your RDTR zone before any other filing proceeds.

02 / Entity NIB registration

Nomor Induk Berusaha. Indonesian business identifier issued via OSS. Required for every commercial activity, including STR operations.

03 / Classification KBLI code

Klasifikasi Baku Lapangan Usaha Indonesia. Hospitality classification (55XX series) determines licensing pathway and tax treatment.

04 / Building PBG approval

Persetujuan Bangunan Gedung. Replaced the legacy IMB in 2022. Building approval certificate from local PUPR / SIMBG.

05 / Environmental SPPL statement

Surat Pernyataan Pengelolaan Lingkungan. Environmental management commitment filed alongside building documentation.

06 / Safety SLF certification

Sertifikat Laik Fungsi. Structural fitness certificate confirming the building meets functional safety standards for occupancy.

07 / Tourism Sertifikat Standar

Tourism business standard certificate. The final piece OTAs require to verify a property as a legitimate, regulated accommodation.

↻ Loop closes OTA relist

Once the stack is complete, AltEsc handles relisting across 40+ OTA and direct channels, and your villa moves to Platform for distribution and management.

·Engagement Models

Three paths. One outcome.

Match the engagement to your situation, owner-funded execution, AltEsc-funded operation, or full lease takeover.

Model A

Compliance-as-a-Service

You own. We execute.

Best for
Owners with capital who want execution, not advice.
We handle
  • KKPR · NIB · KBLI · PBG · SPPL · SLF
  • Tourism standard certification
  • OTA relisting
Timeline
45–120 days
Zero capital

Model B

Fund + Operate

We fund. We run. You earn.

Best for
Owners with no capital who want full recovery without out-of-pocket cost.
We handle
  • Full compliance funding
  • Channel management, 40+ OTAs, dynamic pricing
  • Guest relations, bookings, check-in
  • Reviews and listing optimization
Timeline
Begins within 7 days of sign-off

Model C

Master Lease Takeover

Guaranteed income. Zero involvement.

Best for
Owners who want to exit operations entirely.
We handle
  • Full compliance
  • All on-site operations
  • Channel management and guest relations
  • Fixed monthly lease income to owner
Timeline
Confirmed at compliance scan

·The Process

Five steps. Faster than anyone in Bali.

01 Compliance scan

You submit property details. We audit land certificate, NIB status, KBLI, building permits, and zone.

48 hours
02 Score + path

You receive a compliance score and a recommended engagement model. No obligation. No cost.

Day 3
03 Sign-off

You sign the compliance engagement and management agreement. We begin execution immediately.

Day 5–7
04 Regulatory work

KKPR, NIB, KBLI, PBG, SPPL, SLF, all filed by our licensed notarial and legal team. One bench, no referrals out.

Weeks 2–12
05 OTA relist

Your villa goes back live across the major OTA channels as a compliant property. You start earning again.

Day 45–120

·Recovery Calculator

Time offline, revenue lost.

Move the sliders. The math is simple, daily rate × occupancy × 30 days × months delisted.

Avg. daily rate (USD) $350
Occupancy rate 47%
Months delisted 3 mo

Revenue lost to date

IDR 0

Every week offline compounds. Recovery starts the day we begin.

·Operator Network · Completed Cases

Three case studies.

Cases below were completed through AltEsc's licensed Indonesian operator network, same vendors, same methodology applied to direct AltEsc engagements. AltEsc-direct case studies will be published as they complete.

Canggu · Orange zone

3-bed private pool villa

Primary gapNIB + KBLI
Model usedCompliance-A
Days to relist67 days
IDR 312M
Year 1 revenue recovered
Seminyak · Pink zone

4-bed villa compound

Primary gapNIB missing
Model usedFund + Operate
Days to relist54 days
IDR 0
Capital invested by owner
Ubud · Orange zone

5-bed retreat property

Primary gapPBG + SLF + NIB
Model usedMaster Lease
Days to relist118 days
IDR 28M / mo
Guaranteed lease income

·Institutional Infrastructure

Backed by licensed Indonesian counsel.

Every compliance engagement is carried out by named, licensed Indonesian professionals. Documentation, title, and regulatory filings are handled in-house.

Notaris / PPAT

Anindhita Prameswari, S.H., M.Kn

Licensed Notaris & PPAT (Land Deed Officer). Certified under Indonesian Notary Law. Member of Ikatan Notaris Indonesia (INI).

IFLR1000-Ranked

Partogi Manurung, LTPSA

Full-service Indonesian commercial law firm with International Financial Law Review 1000 recognition. PT establishment, intercompany structuring, SPV documentation, investor-grade agreements.

KADIN Bali · Vice Chairman

Agung Wirapramana

Vice Chairman, KADIN Bali, Indonesia's regional Chamber of Commerce. 30+ years across energy, IT, and hospitality. Direct access to the bodies that govern permitting speed.

Start here

If your villa is delisted or at risk, write.

We respond within 24 hours. The first conversation is private and assesses your gap. No fee until we have a plan.

Received. We will be in touch within 24 hours.

→ Compliant villas move to Platform for distribution and management.

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