Villa PBJT Reconciliation: Bookings, Refunds and Bank Receipts

Posted October 31, 2026

Main topic: Preparing villa PBJT working papers from bookings, deposits, refunds and bank receipts.

Complete foundation: Villa Tax Reporting in Bali: An Owner and Operator Guide.

Continue as needed: Bali Airbnb Villa Tax: Reconciling Gross Bookings, Commissions and Net Settlements (Indonesian), Badung Villa PBJT: A Guide for Owners and Villa Management (Indonesian).

Assistance is available through villa management tax reporting services.

Differences between Airbnb or OTA reports, bank receipts, owner reports, the general ledger and PBJT figures do not always mean an error. Each source may record a different transaction stage. Problems arise when differences cannot be explained and a tax figure is selected from only one report.

Villa PBJT reconciliation builds a traceable trail from guest transactions to tax working papers: booking → consumer payment → commission or deductions → refund or cancellation → settlement → bank → general ledger → PBJT working paper.

Under the legislation, Article 53 of Law 1 of 2022 includes villas among hospitality service providers. Commercial villa reconciliation therefore needs to connect accommodation transactions to PBJT obligation data according to business circumstances and local rules.

Villa PBJT Reconciliation: What Is Actually Matched?

Reconciliation is more than finding OTA figures equal to bank movements. Every PBJT working paper value needs a clear transaction source, period, property and supporting documents.

Under Government Regulation 35 of 2023, hospitality PBJT is a regency/city tax collected through taxpayer self-assessment.

Data quality before filing therefore matters. The local government’s reporting system is the final stage; figures must be built from explainable transactions.

Distinguish booking values, settlements and the PBJT base

Do not assume these three figures are identical:

Figure	Meaning
Booking value	Transaction value according to the reservation or platform.
Net settlement	Funds paid by the platform after particular components.
PBJT base	The amount determined from transactions and applicable PBJT rules.

For hospitality services, Article 19 of Government Regulation 35 of 2023 sets the PBJT base as the amount paid to the hospitality service provider.

Do not directly transfer net Airbnb or OTA settlements into PBJT figures merely because they equal cash received. Bridge commissions, refunds, cancellations, adjustments and settlement timing first.

Villa management needs property-level reconciliation

A company managing several villas has another layer: one bank account, platform or settlement may cover several properties and owners.

Use at least a property ID or villa code so working papers trace transactions by:

Property.
Owner.
Booking channel.
Reservation ID.
Stay dates.
Transaction value.
Settlement.
Bank reference.
General ledger account.

Prepare consolidated reports only after each property can be reconciled.

Scope of Villa PBJT Reconciliation Services

Depending on the villa’s systems and business model, work can focus on:

Area	Work	Output
Reservations	Map direct bookings, Airbnb and OTAs.	Source transaction list.
Properties	Map property IDs and owners.	Reconciliation per villa.
Deposits	Separate open deposits from completed transactions.	Deposit balance schedule.
Refunds	Trace refunds to original transactions.	Transaction reversal trail.
OTAs	Separate bookings, commissions, adjustments and settlements.	Booking-to-settlement bridge.
Bank	Match settlements to actual receipts.	Bank reconciliation.
General ledger	Map transactions to relevant accounts.	Bookkeeping bridge.
PBJT	Map reviewed transactions to working papers.	PBJT working papers.
Exceptions	List unresolved items.	Exception list and follow-up.

This is an example work scope rather than a mandatory local government format.

For Bali villa businesses, Usman Tax describes its tax support as covering transaction recording and reconciliation, consultation and tax reporting.

The Workflow from Airbnb and OTAs to the General Ledger

As a data foundation, Usman Tax’s hotel and villa OTA reconciliation guide separates bookings, commissions, refunds or adjustments, settlements, bank receipts and general ledger records.

For villa PBJT, extend this workflow to tax working papers.

Bookings and guest transactions

Start with reservation data. Ideally each transaction has cross-system identifiers: reservation ID, property name, stay dates, channel, booking value and status.

Do not count direct and OTA bookings twice where both already enter the same reservation system.

For villa management, fix the property code at this stage so consolidation does not assign transactions to the wrong owner or villa.

Deposits, refunds, cancellations and adjustments

Separate deposits from completed transactions. Receipt of funds alone does not explain status without the reservation, folio, guest obligations and accounting records.

Refunds also need original transactions. A working paper showing refund expenditure without a reservation reference makes period and property tracing difficult.

Use clear statuses, such as:

Open deposit.
Deposit applied.
Refund awaiting processing.
Refund completed.
Cancellation.
Booking value changed.
Incorrect period.

These statuses are internal control recommendations.

Settlements and bank accounts

One OTA payout can contain several bookings. Do not force one booking to match one bank movement.

Create a settlement batch containing all transactions forming the payout, then match its total to the bank receipt.

For villa management, allocate by property before analysing owner payments or management fees. The sequence becomes:

Booking → settlement batch → bank → property allocation → general ledger → owner report → PBJT working paper.

Exceptions to Resolve Before Locking PBJT Working Papers

Not every difference must be resolved on the same day, but every material difference needs a status and explanation.

Use an exception list for situations such as:

Payout not received.
Money received without a reservation reference.
A settlement including the wrong property.
Refunds not reversed in bookkeeping.
Deposits still recorded as revenue.
OTA commissions differing from platform reports.
Transactions in the wrong period.
Duplicate bookings.
Settlements received without supporting reservations.
Owner report values differing from the ledger.
PBJT working paper figures differing from source transactions without explanation.

For each item, record the amount, property, provisional cause, required documents, responsible person and resolution status.

Do not lock PBJT working papers while material differences lack adequate explanations.

Outputs from the Reconciliation Process

Adapt outputs to the villa’s systems; practically, they may include:

Transaction lists by property.
Airbnb, OTA and direct booking mapping.
Deposit and refund reconciliations.
Settlement bridges by platform.
Settlement-to-bank reconciliations.
Transaction-to-ledger mapping.
Owner report matching, where used.
Unresolved transaction exception lists.
PBJT working papers traceable to source transactions.
Issues needing separate tax or contract review.

These outputs do not guarantee a particular tax position. Their purpose is making the data underlying decisions and reporting more traceable.

When Does a Villa Need PBJT Reconciliation?

Reconciliation is particularly relevant when the business:

Uses several OTAs.
Has many villas or owners.
Has settlements differing from booking values.
Has material deposits and refunds.
Finds owner statements differing from the ledger.
Deducts management fees before owner payments.
Has OTA clearing or receivable accounts that never clear.
Has many bank transactions without reservation references.
Prepares tax figures in spreadsheets disconnected from bookkeeping.
Carries prior-period differences into the next month.

More data sources and properties make consistent references and unit-level reconciliation before consolidation increasingly important.

Scope Boundaries Requiring Separate Review

Data reconciliation does not automatically answer every tax question.

Separate analysis may be needed for:

Whether a transaction actually qualifies as a hospitality service.
Who legally provides services to guests.
Lease or revenue-sharing contracts.
Management fees to domestic or overseas parties.
Platform commission tax treatment.
Transactions with overseas parties.
Particular regency or city PBJT rates and procedures.
Previous-period amended SPTPD returns.

PBJT operates at regency or city level. Do not apply one administrative procedure throughout Bali without checking the business location.

Conclusion

Villa PBJT reconciliation is not finding the bank figure closest to a tax report. Connect bookings, consumer payments, deposits, refunds, commissions, settlements, bank records, the ledger, owner reports and PBJT working papers.

For villa management, property-level reconciliation prevents one villa’s transactions mixing with another property or owner before consolidation.

Sound working papers make PBJT figures traceable to source transactions and separate explained differences from items still needing investigation or tax review.

Do Villa PBJT Figures Still Differ from OTA, Bank or Owner Reports?

If Airbnb, OTAs, deposits, refunds, bank accounts, owner reports and the ledger differ, build property-level reconciliations and exception lists before locking PBJT working papers.

Usman Tax provides villa management tax reporting services and accounting services for Bali hospitality businesses. Consultation can address data sources, settlement flows, working paper structure and reconciliation scope for the villa’s operating model.

FAQ Villa PBJT Reconciliation for Airbnb, OTA, Deposits, Refunds and Bank

What is villa PBJT reconciliation?

It connects reservations, guest payments, deposits, refunds, OTA settlements, bank receipts, the general ledger and other relevant data until PBJT working paper figures can be traced.

Is net Airbnb or OTA settlement the same as the PBJT base?

Do not assume so. Net settlements may reflect commissions, refunds, cancellations, adjustments or payment timing. Government Regulation 35 of 2023 uses the amount paid to hospitality service providers as the hospitality PBJT tax base.

What if a payout contains many bookings?

Use a settlement batch. Connect all bookings forming the payout, separate deductions or adjustments and match the batch total to bank receipts.

How is reconciliation performed for multi-property villa management?

Use property IDs or villa codes for every transaction. Reconcile each property and owner before consolidating figures into company reports or PBJT working papers.

Do guest deposits immediately enter PBJT figures?

Do not determine deposit status merely because money was received. Examine reservations, service status, possible refunds, guest liabilities and applicable PBJT rules before using figures in working papers.

Should refunds be reconciled separately?

Yes. Link refunds to original transactions so amounts, properties, periods and bookkeeping reversals remain traceable.

When should villa PBJT reconciliation assistance be considered?

Consider assistance when using several OTAs, managing many villas or owners, handling many deposits and refunds, repeatedly finding settlement-to-bank differences, finding owner reports differing from the ledger, or struggling to trace PBJT working papers to source transactions.

Sources and References

Status of Law 1 of 2022 on Central and Regional Government Financial Relations — jdih.kemenkeu.go.id
Full Text of Law 1 of 2022 — jdih.kemenkeu.go.id
Status of Government Regulation 35 of 2023 on Local Taxes and Levies — jdih.kemenkeu.go.id
Full Text of Government Regulation 35 of 2023 — jdih.kemenkeu.go.id
Usman Tax Bali Hotel and Villa Tax Review Guide — usmantax.co.id
Usman Tax Hotel and Villa OTA Reconciliation Guide — usmantax.co.id
Usman Tax Bali Hotel Tax Reporting Services — usmantax.co.id
Usman Tax Guide to Hotel and Villa Tax Differences in Bali (Indonesian) — usmantax.co.id