D.H. Realting

Property in Indonesia: buying and support

Bali and the other islands: freehold land is not available to foreigners. Three lawful structures exist, and the choice between them governs everything.

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Why Indonesia

  • Bali — a resilient tourism market

    Strong demand for renting villas and apart-hotels against a backdrop of steady tourist flow.

  • A lower entry than in Europe

    The entry cost is lower than in Europe for comparable resort-property quality.

  • Three lawful ownership structures

    Hak Sewa (leasehold), Hak Pakai (right of use) and PT PMA (a foreign-owned company) — all three work, provided the right one is chosen and structured correctly.

  • Honestly, residency works the other way round

    A purchase alone does not grant residency. In fact, Hak Pakai is only available to foreigners who already hold a valid KITAS or KITAP.

  • Honestly, about the risk: nominee schemes are unlawful

    Buying 'through a nominee' Indonesian owner is unlawful — a foreigner has no legal protection in that structure, whatever agreements are signed.

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How the purchase works

  1. 1

    We map your goal

    Goal, budget and horizon — they determine which of the three structures fits.

  2. 2

    We choose the ownership structure

    Hak Sewa, Hak Pakai or PT PMA — this is the first step, not a detail of paperwork.

  3. 3

    Legal due diligence

    Land history, encumbrances, zoning compliance and building permits.

  4. 4

    The deed before a PPAT notary

    The deed is signed before a PPAT — a land-deed official authorised to register property rights.

  5. 5

    Registering the right

    The chosen right is registered with the land office.

  6. 6

    Support after the deal

    For PT PMA — ongoing company filings; for a lease — monitoring the terms of the agreement with the owner.

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Frequently asked questions

Can a foreigner own land in Bali?+

No. Indonesian agrarian law reserves freehold title to land (Hak Milik) for Indonesian citizens. A foreigner may use leasehold (Hak Sewa), a right to use (Hak Pakai) or ownership through a PT PMA company.

Which structure is the simplest?+

Leasehold, Hak Sewa. It is a contract between a foreigner and an Indonesian owner: no statutory maximum term, no residence permit required, and the lowest transaction costs. That is why it is the most widely used.

What is Hak Pakai and who can use it?+

A right to use land for up to 25 years, extendable by a further 20. It is available only to foreigners holding a valid KITAS or KITAP residence permit. Without status the structure does not apply.

Why would I set up a PT PMA?+

It allows property to be held under a right to build (HGB) or right to use, and suits commercial use — villas for letting, serviced apartments. Under the Omnibus Law framework, 100% foreign ownership is permitted for most property, tourism and hospitality classifications. In exchange come reporting and maintenance obligations.

Can I register the property to an Indonesian by agreement?+

Such nominee arrangements are contrary to law and challengeable. No private agreement protects a foreigner if the registered owner acts in bad faith or an inheritance dispute arises. This is the most serious risk in this market.

Does buying property grant residency in Indonesia?+

No, and the dependency runs the other way: Hak Pakai itself requires a valid KITAS or KITAP residence permit. Long stays are arranged through separate visa categories unconnected to a purchase.

Will a bank lend to a foreigner?+

Effectively not. Mortgages are largely unavailable to non-residents in Indonesia, so purchases are made with own funds or on a developer payment plan when buying off-plan.

What should I check before the deal?+

The land's title history, encumbrances, whether actual use complies with zoning, and building permits. Some Bali plots carry use restrictions that surface only on a check at the land office.

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In our catalogue from
€76,625
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Overview

In Indonesia the question is not what to buy but how to hold it. Freehold title to land (Hak Milik) is reserved for Indonesian citizens. A foreigner uses one of three lawful structures, each with its own term, requirements and risks.

Why buy here

Bali is a resilient tourism market with strong demand for villa and serviced-apartment rentals. Entry prices sit below European levels for comparable resort property. Lawful ownership structures exist and work — the task is choosing the right one and documenting it properly.

Taxes, costs and yield

Benchmarks for taxes, purchase and holding costs and rental yield. Exact figures depend on the property and your situation.

Taxes

On the transaction, tax on the acquisition of rights plus registration fees. Rates depend on the ownership structure chosen.

Costs & taxes

Transaction costs depend on the structure: tax on the acquisition of rights, the PPAT's fees, registration charges. With a PT PMA, add company formation and annual maintenance, accounting and filings — an ongoing cost, not a one-off. Exact rates and calculation are confirmed by a local lawyer for the chosen structure: they differ between structures and provinces.

Buying process

1. Choose the ownership structure — the first step, not a documentation detail. 2. Legal due diligence: land history, encumbrances, zoning compliance, building permits. 3. Execute the deed before a land deed official (PPAT). 4. Register the chosen right with the land office. The three lawful structures: — Hak Sewa (leasehold): a contract between a foreigner and an Indonesian owner. No statutory maximum term, no visa required, the lowest transaction costs. The most accessible structure. — Hak Pakai (right to use): up to 25 years, extendable by a further 20. Available only to foreigners holding a valid KITAS or KITAP. — PT PMA (foreign-owned company): holds the property under Hak Guna Bangunan (right to build) or Hak Pakai. Under the Omnibus Law framework, 100% foreign ownership is permitted for most property, tourism and hospitality classifications.

Mortgages

Mortgages are effectively unavailable to non-residents. The main routes are own funds or a developer payment plan.

Residence & visas

Buying property does not, by itself, grant residency in Indonesia. The reverse dependency matters more: Hak Pakai is available only to foreigners who already hold a valid KITAS or KITAP residence permit. Long stays are arranged through separate visa categories, not tied directly to a purchase.

Investment notes

The structure determines both liquidity and horizon. Leasehold is simpler and cheaper to document, but it has a finite term and its resale price depends on the remaining years. A PT PMA confers more rights and suits commercial use, but requires ongoing administration. Short-term letting in Bali is regulated and licensing requirements have changed — check the current position before buying if the property is intended for letting.

Risks to consider

What to bear in mind: — "nominee" purchases through an Indonesian individual are contrary to law and challengeable; the foreigner has no legal protection in them, whatever side agreements are signed; — Hak Pakai requires a valid KITAS or KITAP — without status the structure is unavailable; — a PT PMA is a company with all the reporting obligations that entails, not a one-off formality; — checking land history and zoning compliance is essential: some Bali plots carry use restrictions. Checked in September 2026. Thresholds, rates and programme terms change — confirm the current requirements with a lawyer in the country before you buy.

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Island real estate

Resort residences and hotels on islands: rental income and your own use.

Yield7–12%
Risk:High

Figures are indicative, change over time and depend on the specific property and your circumstances. Obtain independent legal, tax and financial advice before any purchase.

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