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Property Ownership Structures in Indonesia

Foreigners wishing to buy / purchase property in Bali Indonesia, whether for personal use or commercial purposes should be aware that the Indonesian Real Estate regulations and property ownership structures might differ from the legal conventions that apply in their home country

Indonesia has stringent requirements in regards to acquiring property and a set of ownership titles for both locals and foreigners, which makes ownership possible for anyone.

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1) HAK MILIK / FREEHOLD TITLE

Hak Milik or Freehold title is the most complete and strongest form of Property title ownership in Indonesia. Only individuals of Indonesian Nationality are entitled to own Property under a Hak Milik title.  Consequently, neither limited liability companies (PT/Perusahaan Terbatas) nor foreign individuals may obtain land with a Hak Milik title. Subject to zoning restrictions, the Hak Milik title owner can use the land for any purpose, although it does not entitle the owner to exploit the natural resources found on or under the land. The title has no limit and may be sold, gifted, exchanged and bequeathed and may also be used in the form of a mortgage.

Foreigners may, however, acquire land under a Hak Milik title in another form of entitlement called HAK PAKAI or RIGHT OF USE.

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2) HAK PAKAI / RIGHT OF USE TITLE

Hak Pakai or Right of Use is a title over Freehold land and entitles the holder to use the land, including (subject to permitting requirements) the right to construct buildings.  A Hak Pakai title may be held by foreign individuals and foreign representative offices as well as Indonesian citizens and legal entities established under Indonesian law.  For foreigners to acquire a Hak Pakai title, they must be a resident or domiciled in Indonesia and therefore must hold a limited stay permit (KITAS) or a permanent stay permit (KITAP).

According to the Government Regulation (PP) no. 103 Year 2015, the term of granting rights to foreigners is specified to having a single property. Foreigners can acquire usage rights for 30 years. If the period has expired, it can be extended for another 20 years, then after a span of 50 years, the foreign national may renew his usage rights for a period of 30 years. In total, the given Right of Use period can reach 80 years.

Previously, in the provisions of Government Regulation (PP) No.41 of 1996, the Right to Use title for foreigners was shorter. The foreigners could only acquire the Right to Use for 25 years. After the 25 year period, the foreigners could renew their Right of Use period for the next 25 years. So, the total time period that could be obtained was only up to 50 years.

Under current laws, a Hak Pakai title is the only registered form of entitlement over land that can be granted to a foreign individual which can be evidenced by a land certificate reflecting the name of the foreigner and the term on the certificate which serves as formal evidence of this form of ownership right.  In accordance with Indonesian law, this title can be sold, gifted, exchanged and/or bequeathed, unless the deed of conveyance specifies otherwise, but under a Hak Milik title, it cannot be used in the form of a mortgage.

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3) HAK SEWA / LEASEHOLD TITLE

Hak Sewa or Leasehold title entitles the holder the right to use an empty plot of land or the building(s) on someone else’s land for a fixed period of time.  A Leasehold Right title can be granted over land currently held under a Freehold title (Hak Milik), Right to Build title (HGB) or Right to Use title (Hak Pakai).  Indonesian individuals, Indonesian legal entities and foreign individuals and legal entities resident in Indonesian may acquire Hak Sewa. The period of lease is generally around 25 years and usually there is an option to extend the lease, which will be specified in the agreement.

In accordance with general principles of lease laws, the right cannot normally be sold or otherwise transferred without the consent of the lessor.  Hak Sewa cannot be used in the form of a mortgage, nor can it be registered with the National Land Agency.  Subject to the conditions of a lease contract, a foreigner may lease an empty plot of land, build permanent buildings on the land and resell the remaining balance of the lease term to any third party by way of a sub-lease or transfer of Leasehold Right.

Leases of office space, factory buildings and residential premises are all examples of Hak Sewa titles.  Residential properties can include apartments, condominiums, villas and houses.

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Affordable PROPERTY CANGGU 1,000 m2 LAND FOR SALE TJCG214

Affordable CANGGU LAND FOR SALE TJCG214 Located in Pererenan, Canggu Pererenan this Freehold 1,000 sqm PROPERTY FOR SALE IN CANGGU...
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FOR SALE Magnificent PROPERTY 900 m2 LAND IN CANGGU TJCG215

FOR SALE Magnificent PROPERTY 900 m2 LAND IN CANGGU TJCG215

FOR SALE LAND IN CANGGU BALI Located in Batu Bolong, Canggu Batu Bolong this affordable 900 sqm LAND IN CANGGU BALI...
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Beautiful PROPERTY 410 m2 LAND FOR SALE IN CANGGU BALI TJCG216

Beautiful PROPERTY 410 m2 LAND FOR SALE IN CANGGU BALI TJCG216

410 m2 LAND FOR SALE IN CANGGU BALI TJCG216 Featuring Magnificent Cozy Area with Some Villas Arround this Freehold 410...
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Affordable LAND SALE IN Canggu Echo Beach TJCG209

Affordable LAND SALE IN Canggu Echo Beach TJCG209

LAND SALE IN Canggu Echo Beach Bali This Freehold 2,300 m2 PROPERTY IN BALI FOR SALE is located in Padang Linjong,...
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945 m2 LAND SALE IN Canggu Pererenan BALI TJCG210

945 m2 LAND SALE IN Canggu Pererenan BALI TJCG210

LAND SALE IN Canggu Pererenan BALI Featuring Beautiful Cozy Area with Some Villas Arround this Freehold 945 m2 PROPERTY FOR...
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4) HAK GUNA BANGUNAN ( HGB ) / RIGHT TO BUILD TITLE

Hak Guna Bangunan or HGB title entitles the holder to construct and own buildings or other structures on the land in state-owned land (Tanah Milik Negara), freehold land (Hak Milik) and HPL (Hak Pengelolaan) land.  This is the most common title for residential, commercial and industrial properties.  An HGB title can be owned by individuals of Indonesian Nationality, Indonesian legal entities, including Foreign Capital Investment Companies (Penanaman Modal Asing/PMA), or Domestic Capital Investment Companies (Penanaman Modal Dalam Negeri/PMDN).  Thus, any legal entities such as limited liability companies (Perusahaan Terbatas/PT) which are established under Indonesian Law and domiciled in Indonesia, may obtain an HGB title.  However, an HGB title is not available for foreign individuals.

An HGB title is granted for an initial period of up to 30 years and can generally be extended for an additional period of 20 years.  Subsequent extensions are at the discretion of the state and may be renewed for another 30 years.  An approved capital investment company (i.e., PMA or PMDN company), may obtain HGB rights for a period of 80 years (i.e., 30 year initial term, plus 20 year extension term, plus 30 year renewal term) by payment of certain up-front official costs (Uang Permasukan).

HGB title over Freehold (Hak Milik) land is valid for a period of 30 years only.  Any extensions beyond 30 years would be subject to a new agreement with the landowner and registration of a new HGB/Right to Build title over the privately owned land.

An HGB/Right to Build title can be sold, gifted, exchanged or bequeathed by an Indonesian and/or encumbered by a mortgage.

If you require further information about property ownership in Indonesia, feel free to contact us

Affordable PROPERTY 530 m2 LAND IN JIMBARAN ULUWATU BALI FOR SALE TJJI127

Affordable PROPERTY 530 m2 LAND IN JIMBARAN ULUWATU BALI FOR SALE TJJI127

Beautiful JIMBARAN BALI LAND FOR SALE TJJI127 LAND IN BALI FOR SALE This Freehold 530 m2 LAND IN JIMBARAN BALI...
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FOR SALE Exotic 1,500 m2 LAND IN JIMBARAN ULUWATU BALI TJJI128

FOR SALE Exotic 1,500 m2 LAND IN JIMBARAN ULUWATU BALI TJJI128

Affordable LAND FOR SALE IN JIMBARAN ULUWATU TJJI128 FOR SALE LAND IN BALI Located in JLN ULUWATU II DEKAT MC...
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Magnificent JIMBARAN BALI LAND FOR SALE TJJI128A

Magnificent JIMBARAN BALI LAND FOR SALE TJJI128A

FOR SALE Affordable 1,200 m2 LAND IN JIMBARAN ULUWATU TJJI128A BALI LAND FOR SALE  Featuring Interesting COZY SURROUNDING WITH SOME...
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Exotic LAND FOR SALE IN JIMBARAN BALI TJJI129

Exotic LAND FOR SALE IN JIMBARAN BALI TJJI129

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FOR SALE LAND IN JIMBARAN BALI TJJI130

FOR SALE LAND IN JIMBARAN BALI TJJI130

Beautiful PROPERTY JIMBARAN UNGASAN BALI LAND FOR SALE TJJI130 FOR SALE LAND IN BALI This affordable 1,700 m2 LAND IN...
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Beautiful PROPERTY LAND IN JIMBARAN BALI FOR SALE TJJI131

Beautiful PROPERTY LAND IN JIMBARAN BALI FOR SALE TJJI131

FOR SALE Magnificent PROPERTY 400 m2 LAND IN JIMBARAN UNGASAN BALI TJJI131 LAND IN BALI FOR SALE This affordable 400...
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Exotic PROPERTY LAND FOR SALE IN JIMBARAN UNGASAN BALI TJJI132

Exotic PROPERTY LAND FOR SALE IN JIMBARAN UNGASAN BALI TJJI132

Magnificent PROPERTY LAND IN JIMBARAN UNGASAN BALI FOR SALE TJJI132 LAND FOR SALE IN BALI Located in JLN JEPUN DEKAT...
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LAND FOR SALE IN JIMBARAN UNGASAN TJJI132A

LAND FOR SALE IN JIMBARAN UNGASAN TJJI132A

Affordable LAND IN BALI FOR SALE TJJI132A This affordable 400 m2 LAND IN JIMBARAN BALI FOR SALE is located in...
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FOR SALE Magnificent PROPERTY 4,960 m2 LAND IN JIMBARAN UNGASAN BALI TJJI133

FOR SALE Magnificent PROPERTY 4,960 m2 LAND IN JIMBARAN UNGASAN BALI TJJI133

FOR SALE LAND IN BALI TJJI133 Featuring Spectacular COZY SURROUNDING WITH SOME VILLAS AROUND this Freehold 4,960 m2 LAND IN...
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Magnificent JIMBARAN BALI LAND FOR SALE TJJI133A

Magnificent JIMBARAN BALI LAND FOR SALE TJJI133A

Beautiful LAND SALE IN BALI TJJI133A Located in GOA GONG DEKAT KAMPUS UNUD, JIMBARAN UNGASAN this affordable 2,960 sqm LAND...
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Affordable LAND IN JIMBARAN UNGASAN FOR SALE TJJI133B

Affordable LAND IN JIMBARAN UNGASAN FOR SALE TJJI133B

Exotic JIMBARAN UNGASAN BALI LAND FOR SALE TJJI133B Located in GOA GONG DEKAT KAMPUS UNUD, JIMBARAN UNGASAN this Freehold 2,000...
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Exotic PROPERTY 600 m2 LAND SALE IN JIMBARAN TJJI134

Exotic PROPERTY 600 m2 LAND SALE IN JIMBARAN TJJI134

FOR SALE LAND IN BALI TJJI134 Located in DEKAT HIDEAWAY RESORT HOTEL , JIMBARAN PECATU this affordable 600 sqm LAND...
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Affordable PROPERTY LAND SALE IN Nusadua BALI TJJI119

Affordable PROPERTY LAND SALE IN Nusadua BALI TJJI119

LAND SALE IN JIMBARAN Nusadua BALI TJJI119 This affordable 400 m2 PROPERTY FOR SALE IN JIMBARAN BALI is located in...
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FOR SALE Exotic 4,350 m2 LAND IN Jimbaran Ungasan BALI TJJI120

FOR SALE Exotic 4,350 m2 LAND IN Jimbaran Ungasan BALI TJJI120

FOR SALE LAND IN Jimbaran Ungasan BALI This affordable 4,350 m2 LAND IN BALI FOR SALE is located in Ungasan,...
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Beautiful PROPERTY 400 m2 LAND IN JIMBARAN BALI FOR SALE TJJI122

Beautiful PROPERTY 400 m2 LAND IN JIMBARAN BALI FOR SALE TJJI122

400 m2 LAND IN JIMBARAN BALI FOR SALE TJJI122 This Freehold 400 m2 PROPERTY FOR SALE IN JIMBARAN BALI is...
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Exotic Jimbaran Ungasan 1,000 m2 LAND FOR SALE TJJI123

Exotic Jimbaran Ungasan 1,000 m2 LAND FOR SALE TJJI123

Jimbaran LAND FOR SALE TJJI123 This affordable 1,000 m2 LAND FOR SALE IN JIMBARAN is located in Ungasan, Jimbaran Ungasan....
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Affordable PROPERTY LAND SALE IN Jimbaran Ungasan BALI TJJI124

Affordable PROPERTY LAND SALE IN Jimbaran Ungasan BALI TJJI124

LAND SALE IN Jimbaran Ungasan BALI Featuring Extraordinary Residential environment this Freehold 900 m2 PROPERTY FOR SALE IN JIMBARAN is...
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Beautiful 493 m2 LAND FOR SALE IN JIMBARAN TJJI125

Beautiful 493 m2 LAND FOR SALE IN JIMBARAN TJJI125

LAND FOR SALE IN JIMBARAN BALI Located in Puri Gading, Jimbaran Ungasan this Freehold 493 sqm LAND IN JIMBARAN FOR...
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Beautiful PROPERTY JIMBARAN BALI LAND FOR SALE TJJI126

Beautiful PROPERTY JIMBARAN BALI LAND FOR SALE TJJI126

JIMBARAN BALI LAND FOR SALE TJJI126 This Freehold 7,500 m2 LAND IN BALI FOR SALE is located in Padang Padang,...
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Affordable 2,400 m2 LAND SALE IN Jimbaran Uluwatu  BALI TJJI110

Affordable 2,400 m2 LAND SALE IN Jimbaran Uluwatu BALI TJJI110

LAND SALE IN Jimbaran Uluwatu BALI TJJI110 Featuring Outstanding Cozy Surrounding with some villas arround this affordable 2,400 m2 LAND...
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