Not all agents are equal. Some open doors. Other agents open problems.
Buying or selling property in Bali isn’t just about who shows you the most listings. It’s about who watches your back. In a fast-moving market full of opportunity and risk, the right agent can help you move smart.
So what separates a good agent from the rest? Let’s lay it out.
Experience Not Just About Years. It’s About Results.
A seasoned agent isn’t just someone with a business card from five years ago. It’s someone who’s made it through rough deals, spotted problems before they happened, and still has clients who come back — and send their friends.
In a place like Bali, where the legal terrain can shift under your feet, experience means knowing how to steer clear of the mess — and into deals that actually hold up.
8 Signs You’re Working with a Great Real Estate Agent
(Plus the questions you should ask to find out if they’re the real deal)
Here’s how to spot the ones who know what they’re doing, and how to dig deeper with the right questions.
1. They Listen More than They Talk
Bad agents push you toward the property that gives them the highest commission. Good agents ask questions about your goals, risk tolerance, and long-term plans. They don’t sell, they guide.
Ask this:
- “Can you walk me through how this property fits with my goals?”
- “What would you recommend if you were in my shoes?”
If they can’t customize their answer, they’re not really listening.
2. They Know the Legal Landscape
In Bali, legal structure matters. Can you own the land? Is it a leasehold? Who owns the building? A real agent can explain ownership titles (Freehold, Leasehold, HGB), IMB/SLF permits, zoning rules, and nominee risks without blinking.
Ask this:
- “What’s the legal structure of this property?”
- “Are there any zoning restrictions or permits I need to know about?”
- “Who handles the due diligence and how is it verified?”
3. They’re Highly Responsive
Timing kills deals. If your agent takes days to reply, expect delays, missed opportunities, or worse, deals that die because no one followed up.
Ask this:
- “What’s your typical response time during a deal?”
- “How do you keep me updated? By email, WhatsApp, calls?”
The best agents are easy to reach and quick to act.
4. They Highlight Risks, Not Just Rewards
If everything sounds too perfect, it probably is. Great agents tell you when a property is overpriced, in a flood zone, or comes with community disputes. They’re not afraid to walk away from a bad deal.
Ask this:
- “What are the risks you see in this deal?”
- “What’s the worst-case scenario if I go ahead?”
- “Have any buyers walked away from this property? Why?”
Silence here is a red flag.
5. They Have a Trusted Network
Top agents are team players. They work with vetted notaries, tax advisors, contractors, and architects. When you hit a wall, they already know who can fix it.
Ask this:
- “Who handles the legal checks for your clients?”
- “Do you work with a specific notary or lawyer?”
- “If I need help managing or renovating, can you recommend someone?”
6. They Know the Market
A real agent can tell you what’s selling, what’s sitting, and what’s next. They know price trends, rental yields, and what foreigners or locals are actually buying.
Ask this:
- “What’s the market like in this area right now?”
- “Are prices rising, falling, or stable?”
- “What’s the average rental return for a similar property?”
7. They’re Transparent About Their Commission and Role
A real agent has nothing to hide. If they dodge questions about fees or act vague about who they’re representing (buyer or seller), walk away.
Ask this:
- “Who are you representing? Me or the seller?”
- “What’s your commission and who pays it?”
- “Are there any hidden fees I should know about?”
8. They Protect Your Time (and Money)
A great agent doesn’t waste time showing you properties that don’t match your brief. They filter listings, schedule smart, and don’t flood your inbox with random offers.
Ask this:
“How do you select which properties to show me?”
“How do you ensure we don’t waste time on listings that don’t match?”
What Sellers Should Expect From a Real Estate Agent
If you’re selling, your agent should do more than list and wait. Here’s what a good realtor does for sellers:
- Provide a realistic pricing strategy based on current data
- Market the property across multiple, high-visibility channels
- Vet buyers before bringing them to the table
- Negotiate not just price, but also terms that protect you
- Keep you updated, even when there’s nothing new
- A lazy listing agent will cost you time. A proactive one will maximize your sales.
What Buyers Should Expect From a Real Estate Agent
Buying a property in Bali? A good buyer’s agent will:
- Filter listings based on your goals, not just your budget
- Guide you through ownership rules (freehold, leasehold, HGB, etc.)
- Flag red zones, zoning mismatches, or flood risks
- Explain the full cost picture: taxes, permits, upkeep
- Recommend legal support that works for foreign investors
If your agent doesn’t talk about risks, they’re not your agent. They’re just a middleman.
Also read this 7 Things to Know Before Buying a Villa in Bali.
Still Not Sure? Ask These Questions Before You Commit
Still wondering how to know if you have a good realtor? Ask them questions like:
- “What risks should I know about this property?”
- “Who handles the legal side, and how can I trust it’s thorough?”
- “Can I speak to some of your past clients?”
- “How long have you worked in this specific area?”
If they dance around the answers, trust your gut, and keep asking.
What to Look for When Choosing a Real Estate Company
Even the best agent can’t do much inside a broken system. That’s why choosing the right real estate company matters. The best agencies are built on:
- Legal integrity
- Clear workflows
- Proper due diligence
- Real after-sale support
When it comes to selling your home or buying investment property, a great company will empower a great agent to do their best work.
One Last Thing
A great agent won’t always tell you what you want to hear, but they’ll tell you what you need to know. And that’s the kind of person who’ll save you from costly mistakes.
Whether you’re buying, selling, or just figuring out if real estate is your path, surround yourself with people who are clear, informed, and truly on your side.
