Land here is protected by law.
So is yours as a foreigner, if the paperwork is right.

Not as freehold in your own name: under the 1960 law that deal is void. You can hold a 25–30 year leasehold with an extension, Hak Pakai for up to 80 years if you have immigration status, or HGB for up to 80 years through your own PT PMA. All three are legal and go through a notary or the BPN registry.

The freehold sits in an Indonesian citizen's name while a foreigner pays. Since February 25, 2026, Perda Bali 4/2026 bans this outright, with up to 5 years under national law, demolition and revoked licenses. In a dispute you lose the asset, because someone else's name is on the registry. We don't handle these deals.

On transfer of title you pay BPHTB of 5%, minus a tax-free allowance. A developer's price may include PPN (VAT) of 11%, or 12% for luxury property from Rp 30 bn. Each year there's PBB, up to 0.5% of assessed value and 0.1–0.3% in practice. A leasehold purchase triggers no BPHTB.

Leasehold is a notarial land lease with an extension, and it isn't registered as a right with BPN. Hak Pakai is a registered right for 30+20+30 years, but only for a foreigner with immigration status buying a house from Rp 5 bn or an apartment from Rp 2 bn.

Pull the area's RDTR zoning extract and the GISTARU map before you pay a deposit. Short-term rentals are legal in a tourism zone. A residential zone needs a separate setup, and you can't build in a green or agricultural zone. A clean certificate doesn't guarantee the right zone. They're two different documents, and we check both.

Not as outright ownership. The constitution reserves Hak Milik for Indonesian citizens, and any deal that goes around it is void. A foreigner has three options: leasehold (Hak Sewa) for 25–30 years with an extension, Hak Pakai with a residence permit, and HGB through your own PT PMA. The house on leased land is still yours, since the right to the building is documented separately.

Hak Sewa is a fixed-term right to use the land and house, usually for 25–30 years, with a right to extend and to rent the property out. It's the only form open to a foreigner without a residence permit or a company. A PPAT notary records the agreement, and the term and extension conditions are written into it.

The land and the building go back to the landowner unless the contract says otherwise. That's why you agree the extension up front: the term, the price formula and the notice period, usually one to two years before expiry. We check this clause before the deposit. If there's no extension clause, we treat the property as a fixed-term asset and recalculate the payback period for the remaining term.

Yes. A leasehold passes to your heirs for the rest of the term if the contract allows it explicitly, so we read the assignment and inheritance clause before signing. Shares in a PT PMA pass like any company asset. Hak Pakai depends on residency: an heir can take it over only with their own residence permit.

Airbnb, Booking and seven other platforms now delist properties without a rental license. For owners of legal properties that's good news: fewer gray competitors and higher rates. Until a property has its license, we model it on long-term rental only.