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How To Own Property in Indonesia

Posted 5.02. 2014 by Michal Wasserbauer / Last update on 6.04. 2017

How To Own Property in Indonesia Review by Michal Wasserbauer on 5. 2. 2014 Company Registration in Indonesia, Market Research in Indonesia, Work Permit in Indonesia, Product Registration in Indonesia, Local Partner Selection in Indonesia, Trade Mission in Indonesia, Company Formation in Indonesia, Company Establishment in Indonesia, Company Set Up in Indonesia, Payroll Outsourcing in Indonesia, Tax Reporting in Indonesia, Medical Product Registration in Indonesia, Medical Device Registration in Indonesia, Cosmetic Registration in Indonesia, Food Supplement Registration in Indonesia.
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Overview of  Land and Property Ownership for Foreigner in Indonesia

Why property investment in Indonesia is a smart and profitable choice? In the middle of global crisis, Indonesian economic can still survive moreover the local property industry is keep growing. The property credit is getting 15% higher than 2015 (http://bit.ly/24UaktM). It’s also strengthened with the new regulation No. 103/2015 about property ownership for foreigners residing in Indonesia which has been signed by president Jokowi Widodo by last year which gives many positive impact for the foreigners (find out the detail about land and apartment ownership in Indonesia). Foreign Direct Investment in 2015 grew for 19.2% compared to preceding year with investment realization of IDR 365.9 trillion. 18.9% to IDR 66.7 trillion in the second quarter of 2013. Domestic investment also increased 15.0% of IDR 179.5 trillion (Source: BKPM. 2015. Press Release: Investment Realization 2015 Exceeded Target).

Indonesia offers you many opportunities for beneficial investment in land and property. But there are characteristics that can frustrate investors and harm the investment climate, such as complicated bureaucracy. But don’t worry Cekindo can assist you to own the property and also help you to  make the most suitable investment plan in IndonesiaBased on Government Regulation No 5 of 1960 about Basic Agrarian Principles, there are several rights over lands and properties. What kind of rights that could be applied to foreigners or legal entities owned by foreigner in Indonesia? Find out below:

1. Cultivation Right On Land (Hak Guna Usaha)

According to article 28 of Act No. 5/1960, right to cultivate the land that is directly controlled by government for farming and agriculture purposes. The right is valid up to 25 years and extendable up to 35 years and it should be registered under National Land Agency (Badan Pertahanan Nasional) that covers land measurement, registration of the rights scope over land, and also certificate issuance to the lender. Those who may have cultivation right on land includes Indonesian citizen and legal entity registered in Indonesia.

2. Building Right On Land (Hak Guna Bangunan)

Building right on Land means that one could have rights to establish and have buildings on the land that is not under his ownership and prevails up to 30 years period, based on article 35 of Act No. 5/1960. The right is extendable for 20 years, and can be shifted to other party. It can be legalized either by government resolution or authentic agreement between the landowner and renter. Similar as cultivation right, building right on land should also be registered to National Land Agency to keep the rights prevailed.

3. Right Of Use (Hak Pakai)

In order to use and exploit the land yielding, one is require to have right of use. In this regards, the land is owned by government or other private parties. The obligations and rights are specified under government resolution or agreement with the owner, as long as it is not contrary to the act’s provision. The rights period follows the latest government regulation no.103/2015 which allows the foreigners who legally stay in Indonesia to own the landed house for 80 years maximum period (find more detail about price mechanism for foreign property ownership in Indonesia).

4. Right Of Lease Building (Hak Sewa Bangunan/SHGB)

One person or a legal entity in Indonesia could possess right to lease of land and use the land in purposes of building by paying the owner sum amount of money as leased, based on article 44 Act 5/1960. The right belongs to Indonesia citizens, foreigners, as well as legal entities registered in Indonesia.

5. Right of Freehold (Hak Milik / SHM)

This right is given to the the rightful owner of a plot of land or property. This type of certificate can only granted to the Indonesia citizen only, foreigners can not own a SHM.

6. Right to Manage (Hak Pengelolaan / SHPL)

This type of right gives an authority to manage the land which owned by state for certain reason which already got approval from government. The builder usually work together with the government to attain a SHGB over SHPL for some specific time.

7. Rights of Strata Title Ownership on Multi-storey Building Units (Hak Milik atas Satuan Rumah Susun)

This type of right is given to the owner of private, business or entity in multi-storey building, for example: apartment suites, offices, etc. The time validity relies upon the land or building is located.

You can rent and use your land and property for business matters. Find out How to set up a company in indonesia.

With so many limitations on property and land ownership for foreigners, there is an alternative way to safely own real estate or land in indonesia

You can find and buy your land or property through verified nominee (Here you can read about How to find a verified Indonesian nominee), or to purchase a land or building in the name of Indonesian citizen that you really trust. However the person will be legal owner according to law.

How Foreigners Can Own Property In Indonesia?

If the government wants to run a program of land investment in Indonesia open to foreign investors, it requires a clear master plan. Things that need to be determined are the location of the investment, the minimum investment, and the limit of minimum land area. The latest regulation allows foreigner to own landed house and apartments not only in Jakarta, Bali, and Batam, but other regions in Indonesia (find out the detail of property value which allowed for foreign ownership in Indonesia). When foreigners buy property in Indonesia, the certificate is a used right certificate with a time period of 30 years. This can be extended by 30 years, and final extension of 30 years, with the total 80 years

Use right certificate for foreign investor requires documents as below:

  • PASSPORT
  • KITAS

Source: indonesianestate

Find out how to get visa and work permit in Indonesia

If the foreign investors invest in Indonesia under local limited company, the certificate is a land right certificate (called HGB) that has a maximum period of 30 years, which can be extended for a maximum of 20 years. For all property purchased by foreign investors, the certificate name is a land right certificate (HGB) issued by the national land agency. It is valid based on time periods explained above.

You can get more information via site of Ministry of Housing official and the National Land Agency / BPN.

What Are The Benefits Of The Government Running A Program Of Property Ownership In Indonesia For Foreign Investors?

Some of the benefits gained by the government program include:

  • Ownership of property by foreign investors has the potential to increase tax revenue by Rp. 24 trillion. The value of tax revenue derived from the result of multiplying the minimum house price for foreigners amounted to US$500,000. Over 10,000 units are sold per year with a 40 percent property tax component.

This tax component consists of

  • 10 percent VAT, PPH 5 percent (the 5% tax applied for the seller not the buyer).
  • 5 percent BPHTB (BPHTB is imposed on acquisition of land and buildings or the amount of 5% of the price of land after acquisition value reduced object is tax. You can contact a local notary to obtain more detailed information.)
  • Sales Tax on Luxury Goods 20 percent (luxury goods are goods that are not staple goods generally consumed by high-income people, such as Luxury Residential Property Group as Luxury Homes , Apartments, condominiums , town houses, etc)
  • There are about many types of jobs that could grow if domestic property could be owned by foreigners, such as engineering, architecture, transportation business and building raw material suppliers. The tourism sector will also grow due to the influence of an increase in foreigners coming to Indonesia and having a place to stay.
  • Other than that, the tax may vary depending on the type of the property.

Cekindo Can Help You To Obtain The Certificate After The Purchase And Provide You With Expert Assistance In Determining The Most Suitable Ownership Plan. Contact Us Now!



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2 Responses to “How To Own Property in Indonesia”

  1. Migy says:

    It is actually a nice and helpful piece of information. I am happy that you just shared this helpful info with us. Please keep us informed like this. Thanks for sharing.

  2. Latoya says:

    Thank you for sharing your info. I truly appreciate your efforts and I am waiting for your next post thank you once again.

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