Answers to what buyers, renters and sellers ask us most.
No. Hak Milik (freehold) is reserved for Indonesian citizens. Foreigners can hold Hak Pakai with a valid stay permit, take a leasehold, or hold Hak Guna Bangunan through a PT PMA company. Nominee arrangements — buying in an Indonesian person's name — are void under Indonesian law and leave you with no enforceable claim.
Freehold is permanent ownership of the land. Leasehold is the right to use it for a fixed term, after which it reverts to the landowner unless extended. A lease is a wasting asset — its value falls as the remaining term shortens, so the years remaining matter as much as the price.
Budget for BPHTB (5% of value above the non-taxable threshold, paid by the buyer), notary/PPAT fees (around 1%), certificate checks and survey, and agency commission where applicable. We put every one of these in writing before you commit — no closing-day surprises.
Four to eight weeks is typical from accepted offer to signed deed, assuming clean documentation. Certificate splits, inherited titles or unpermitted extensions add time. We flag anything likely to delay completion before you place a deposit.
Rarely, and on unattractive terms. A handful of Indonesian banks lend to foreign residents holding KITAS/KITAP against Hak Pakai, usually at higher rates and lower loan-to-value than you would see at home. Most foreign purchases here are cash or financed offshore. The mortgage calculator on our listings is indicative only.
No. Our commission is paid by the seller. You receive the same shortlist, viewings, due-diligence coordination and negotiation either way, and we tell you when a property is not a good fit — that is the point of advisory.
They are indicative. The outline is generated from the registered land area to show approximate size and shape, not a surveyed boundary. Always verify exact boundaries against the certificate and a licensed surveyor's plan before purchase.
We can introduce vetted management operators and review their agreement with you before you sign. We do not take a referral fee for this, so the recommendation stays honest.
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