Indonesia
Indonesia Property Guide for Singapore Buyers
You can own here, but never freehold: a registered right to use, on a term, above a provincial minimum price — and only if your visa holds. This is what the law allows, what it costs, and how you get out again.
Ownership rules from Government Regulation 18/2021 and Kepmen ATR/BPN 1241/2022
Can a foreigner buy in Indonesia?
Yes — but never freehold: a registered right to use, a minimum price, and a term that must be renewed.
What you actually hold
A Hak Pakai certificate in your own name — a registered right to use the land and own the building on it, for a fixed term. Not Hak Milik: the freehold title is reserved for Indonesian citizens.
What you own, for how long, and what it must cost
A term that depends on whose land sits underneath, one plot per family, and a price floor that rules out the cheap end of the market entirely.
| On state land (Hak Pengelolaan) | On an Indonesian’s freehold | |
|---|---|---|
| Initial term | 30 years | 30 years |
| Extension | +20 years, on application | Renewable only with the owner’s signature |
| Renewal | +30 years, within 2 years of expiry | A new Hak Pakai granted by deed |
| Ceiling | 80 years if every stage is filed and granted | No statutory ceiling — it rests on the landowner |
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Each stage is a fresh application and a discretion, not an entitlement. If the permit behind it lapses, you have 12 months to transfer the title before the right falls away.
The price floor, by province (Kepmen ATR/BPN 1241/2022):
| Province | Landed house | Apartment |
|---|---|---|
| DKI Jakarta | Rp 5bn | Rp 3bn |
| Bali, Banten, the Java provinces, Yogyakarta | Rp 5bn | Rp 2bn |
| West Nusa Tenggara | Rp 3bn | Rp 1bn |
| Riau Islands (Batam), North Sumatra, East Kalimantan, South Sulawesi | Rp 2bn | Rp 1bn |
| Every other province | Rp 1bn | Rp 1bn |
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Overseas Indonesians buying under the same rules face 75% of these floors. The floor applies to the price in the deed, not the one on the brochure.
What it costs on top of the price
The bill depends on the route — a title, a lease, or a company holding it. Both projects we list are leases, so do not read only the first row.
| Route | What the buyer pays | What the seller pays |
|---|---|---|
| Title — Hak Pakai or strata, new from a developer | BPHTB 5% after the NPOPTKP, VAT at ~11% effective, notary/PPAT, registration | Final PPh 2.5% of the transfer value |
| Title — resale from an individual | BPHTB 5% after the NPOPTKP, notary/PPAT | Final PPh 2.5% |
| Lease — Hak Sewa | Lease price, share of notary/PPAT, any lease tax; usually no BPHTB | Final PPh 10% with a tax number, 20% without |
| Company route — HGB via a PT PMA | BPHTB 5%, VAT if new, company set-up and ongoing reporting | Final PPh 2.5% |
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Rates: BPHTB up to 5% under the HKPD law and PP 35/2023; PPN at an effective 11% under PMK 131/2024; PPh final 2.5% under PP 34/2016. Annual PBB is separate — levied on 40% of the assessed value at up to 0.5%, which in Bali usually lands at 0.1–0.3% of the value.
The buying process, in six steps
Weeks, not months, on a completed unit — provided the title conversion is confirmed before you pay anything.
Confirm you qualify, and that the price clears the floor
Immigration document in hand, property above the provincial minimum for its type. A sale below the floor is void — the deed cannot fix it afterwards.
Get an NPWP (tax number)
Needed before you transact, and it is also the condition for the 2026 VAT relief on a new unit.
Appoint a PPAT and check the title
A land deed official, usually also a notary. They check the certificate, the zoning, any encumbrance, and — for a resale — whether the SHM or HGB can be converted to Hak Pakai.
Pay BPHTB before the deed
The PPAT may only sign the transfer deed once the acquisition duty is paid and the seller’s final income tax is settled.
Sign the AJB and register at BPN
The deed must be in Indonesian and signed before the PPAT. Registration is what puts the right in your name — the deed alone does not.
Keep the paper for the exit
Certificate, deed, tax receipts and the bank trail. Twelve months after a lapsed permit, paperwork is the difference between a sale and a loss.
Two checks that must happen first
- The title can be converted. A resale house usually carries an SHM (freehold) certificate held by an Indonesian. On registration it is changed to Hak Pakai — confirm with the PPAT that the land office will process it before you commit.
- The price clears the floor in the deed. Not in the brochure, not in the offer letter.
Holding it, letting it, selling it
The exit is the part of the Indonesian structure buyers under-rate. Two things can end it early.
Sell to an Indonesian buyer
They get: the terms the land allows, not simply freehold. A citizen can take Hak Milik where the land is already freehold — but in Batam most land sits under BP Batam’s HPL, so even a citizen normally takes HGB (30 years, extendable and renewable).
Your term: extinguished with the transfer.
Price it on: their market, which is deeper and does not care about your term.
Sell to another foreigner
They get: a new Hak Pakai on the remaining term, and only if they qualify themselves.
Your term: what is left of it, and the buyer prices that in.
Price it on: a much thinner pool, capped by the same floors you cleared.
you have 12 months to transfer the title.
the right falls away — the certificate does not protect you on its own.
Renting is permitted; the income is taxable and the declaration sits with the owner. A house must remain residential: this regime is not built for buying to resell, and treating it as a business is a different set of rules.
What residency you need — and what it gives you
Which permit clears the property test — and which does not.
| Route | What it is | Satisfies the property test? |
|---|---|---|
| Second Home Visa | 5 or 10 years; Rp 2bn on deposit or in property; no work right | Yes |
| KITAS | Limited stay — work, investor, retirement, family | Yes |
| KITAP | Permanent stay | Yes |
| PT PMA | An Indonesian company with foreign shareholders | Yes — the company holds it |
| Tourist visa | Short stay | Practice says no — check with the land office |
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This is the section to read twice before viewing anything: the property is only half the test.
Bali or Batam?
The two markets we cover are not variations on one story: an international island market with a Rp 2bn apartment floor, and an industrial island twenty minutes from Singapore.
| Bali | Batam | |
|---|---|---|
| Who buys | Owner-occupiers and lifestyle buyers, a majority of them foreign | Singapore-based buyers pricing the ferry against a Singapore flat |
| Price floor | Rp 2bn apartment, Rp 5bn house | Rp 1bn apartment, Rp 2bn house — the Riau Islands band |
| What the stock is | Resort and branded residences, leasehold or Hak Pakai | Waterfront and industrial-park apartments, mostly leasehold |
| The draw | The island itself — the reason people buy, and the reason rents hold | Proximity: a ferry, a wage differential and an industrial base |
| The risk | Zoning — green belt, subak irrigation and agricultural land cannot become Hak Pakai at any price | Liquidity: a smaller resale pool, and demand tied to the industrial cycle |
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Sources: the price bands are Kepmen ATR/BPN 1241/2022; the zoning restriction is from Balinese conveyancing practice (The Bali Lawyer, 2026).
What we have
Our Indonesia projects
Only projects still on sale: 2 in all, 1 in Bali and 1 in Batam, 1 with a published price. Prices are shown as the developer publishes them — currency and unit type vary.
| Project | From | Completion | Tenure |
|---|---|---|---|
| Bali1 on sale | |||
| SGD 274,428 | Completed | Leasehold | |
| Batam1 on sale | |||
| On request | Completed | Leasehold | |
Both of these are leases, not titles
- What you are buying is a contractual lease (Hak Sewa), not a Hak Pakai certificate — so read the term and the renewal clause first
- Check the remaining term and who files the renewal, and at whose cost
- On a resale, the lessor’s final PPh (10% with a tax number) is usually negotiated — get the split written into the deed
- No BPHTB in the usual case makes the entry cheaper than a title, but the exit is a lease transfer, and the pool is smaller
Questions
Frequently asked
01
Can a foreigner own property in Indonesia?
You can own an apartment, or a house used as a residence, under Hak Pakai — a registered right to use held in your own name. Hak Milik, the freehold title, is reserved for Indonesian citizens.
02
Do I need a KITAS to buy?
The regulation accepts immigration documents generally — a visa, a passport or a stay permit — but land offices in practice ask for a KITAS or KITAP. Confirm with the BPN office for that province before committing.
03
What is the minimum price?
It depends on the province and the property type: in Bali Rp 5bn for a house and Rp 2bn for an apartment; in the Riau Islands, which includes Batam, Rp 2bn and Rp 1bn. A sale below the floor is void.
04
How long does the title last?
On state land, 30 years, then a 20-year extension and a 30-year renewal — up to 80 years if every stage is filed and granted. On an Indonesian’s freehold, 30 years with the owner’s consent.
05
What happens if I sell?
An Indonesian buyer takes it on the terms they qualify for, and your term ends with the transfer. Another foreigner takes a new Hak Pakai on the remaining term, if they qualify themselves.
06
What if my visa lapses?
You have twelve months to transfer the title. After that the right falls away. The certificate does not protect you on its own — renew the permit.
07
Can I get a mortgage?
Very few banks lend to foreign buyers. Expect a 30–40% deposit and up to about 60% LTV if you qualify, with a minimum loan size near Rp 2bn.
08
What does buying cost on top of the price?
BPHTB at 5%, plus VAT of about 11% effective on a new unit, plus notary and PPAT fees of 0.5–1%. Budget 6–10% before VAT, and check whether the 2026 VAT relief applies to the unit.
09
Does owning give me residency?
No — it is the other way round. You need an immigration document to own, and ownership adds no rights of its own beyond the property.
Tell us your criteria and budget — we will shortlist the projects that clear the price floor and the title test.
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