A property agent is usually your main source of information before you ever set foot on a property, but not everything an agent tells you carries the same level of detail. Asking the right questions can surface information that would not otherwise come up voluntarily, while overly general questions tend to get answered with equally general responses that do not help much. This list applies to any agent you happen to be speaking with, not just one from a particular agency, since the goal is to filter information consistently every time. This article groups the essential questions by category and covers how to read the answers you get back.

This is the category of questions you cannot afford to skip, since legal issues carry some of the biggest risks in a property transaction. Ask the agent:

  • What type of certificate does the land have: SHM (freehold title), HGB (a renewable building-use right), or something else?
  • Does the name on the certificate match the actual owner or seller?
  • Is the property currently pledged as collateral for a bank loan, or under any dispute?
  • Has PBB (the annual land and building tax) been paid in full through the most recent year?
  • For an existing building, does it have a valid PBG (the current building permit) or the older-style IMB?
  • Can you see the original certificate in person, rather than just a photo or a copy sent over chat?

An agent who genuinely knows the property will usually answer these specifically, or will follow up with the owner to confirm and then show you the original documents. A vague answer like “it’s fine, don’t worry about it” with no document detail should prompt you to ask for clarification before moving to the next step.

Physical Condition and History

Agents do not always live in the properties they market, but a good one will typically have done some basic homework on the property’s history. Worthwhile questions include:

  • How old is the building, and when was it last renovated?
  • Has there been a history of roof leaks, water seepage, or structural cracking?
  • Has the site ever flooded or pooled with water, and how often?
  • Where does the water supply come from, and what condition is the electrical wiring in?

An honest answer usually comes with context, something like “there was a small leak in the back bedroom last year, it’s been fixed, here are the before and after photos.” An answer that dodges the question, quickly steering the conversation back to the property’s other strengths the moment you ask about past problems, is a sign to do your own physical inspection more carefully.

Price, Room to Negotiate, and the Reason for Selling

The asking price and the seller’s reason for letting go of the property are often closely connected, so it makes sense to ask about them together. Worth digging into:

  • How was the price determined: based on NJOP (the government’s assessed tax value), comparable prices nearby, or the seller’s own estimate?
  • How long has this property been on the market, and has the price ever been reduced?
  • Is there room to negotiate, and roughly how much?
  • Why is this property being sold?

A reason given openly, such as a job relocation, needing funds for something else, or wanting a home better suited to the family’s needs, is generally normal and not worth over-suspecting. But if the agent seems reluctant to explain the reason for selling, or the answer keeps changing each time you ask, that is worth noting, especially when combined with a price well below market with no clear justification.

Neighborhood and Flood Risk

For property in and around Banjarmasin specifically, questions about the surrounding area and flood risk should be a routine part of the conversation with an agent, not something you only think to ask after the physical survey. Relevant questions include:

  • Has this area ever experienced flooding or river tidal surges, and how often?
  • What is the drainage like around the site?
  • Does the land or floor elevation already account for the risk of pooling water?
  • What is security and the surrounding facilities like in this area?

An agent experienced in the local market can usually answer with reasonable specificity, having already handled other properties in the same area. If the answer feels evasive, or the agent seems to be handling that area for the first time, it is worth confirming directly with local residents during your own site visit.

Costs, Taxes, and the Transaction Process

This category often gets skipped because buyers fixate on the property’s price alone, when in fact several other costs come attached. Ask the agent:

  • Who is responsible for BPHTB (the buyer’s land and building acquisition duty), and who covers the income tax on the sale?
  • Are notary and PPAT fees shared, or fully borne by one side?
  • Is there a commission or any other fee you should know about upfront?
  • What does the process look like from the initial booking fee or down payment through to signing the AJB (Akta Jual Beli, the sale and purchase deed)?
  • How long does the title transfer typically take to complete?

A transparent agent will be willing to put a cost estimate in writing rather than leaving it verbal, and will not object if you want to double-check with the notary or PPAT handling the transaction, or with an official source such as pajak.go.id for current tax rules. Reluctance to provide written figures, especially on cost matters, is worth flagging for yourself.

Reading a Straight Answer Versus an Evasive One

Beyond the list of questions above, how an agent answers is often just as telling as what they say. A straight answer tends to come with concrete detail: a document number, a specific date, or a willingness to pull up physical or digital proof right there on the spot. An agent confident in their information will not mind if you want to verify it independently with a notary, a neighbor, or the local BPN office.

By contrast, watch for evasive patterns: repeated, overly general reassurances like “it’s fine,” “it’s great,” or “no issues” with no supporting detail; a habit of changing the subject whenever a sensitive topic comes up; or pressure to decide quickly before you have had a chance to verify anything yourself. Excessive urgency, such as an unverifiable claim that many other buyers are interested, is also worth treating with a level head rather than as a reason to rush.

As an illustration, compare two answers to the same question about flood history. A straight answer sounds something like “this area pooled with water twice in the last five years, most recently last year, about ankle-deep in the front yard, feel free to also ask the neighborhood head.” An evasive answer typically stops at “it’s safe here, it never floods” with nothing further you can verify. That gap in specificity is exactly the kind of thing to train your ear for every time you ask.

Keep in mind that a genuinely good agent welcomes a buyer who asks a lot of questions, since it signals someone serious who has done their own homework.

Final Thoughts

Asking a property agent the right questions is one of the most efficient ways to filter information before you invest time in a full physical survey. By covering legal status, physical condition, price and the reason for selling, the surrounding neighborhood, and costs and process, while paying attention to how the agent answers, you put yourself in a much stronger position to make the right call. The more thoroughly you prepare your questions before meeting an agent, the fewer surprises you will run into once the transaction is underway.

If you would like to talk to an agent who is upfront and ready to answer every question about property in Banjarmasin or South Kalimantan, the Vorneo Property team is happy to chat on WhatsApp at no charge.