Как иностранцу купить недвижимость в Индонезии (гид 2026)

Yes, foreigners can own property in Indonesia, just not the way most Bali agents will tell you. The direct answer: a foreigner cannot personally hold freehold (Hak Milik / SHM). That right is reserved by Indonesian law for Indonesian citizens. What a foreigner can hold, and hold cleanly, is HGB (Hak Guna Bangunan), a government-issued land right, through a PT PMA (Perseroan Terbatas Penanaman Modal Asing), a foreign-owned Indonesian limited company. That's the legal ceiling. Everything else you've read about "freehold for foreigners" is either a language mistake or a nominee arrangement, and nominee arrangements lose in Indonesian courts.

What foreigners cannot own. SHM (Hak Milik) is the strongest form of Indonesian land ownership, and it is legally reserved for Indonesian citizens. Hak Guna Usaha (HGU), the right to use agricultural land, is also citizen-only. Some developers work around this with nominee schemes, where an Indonesian friend or hired local holds the title on your behalf. Do not do this. The Indonesian Constitutional Court has ruled these arrangements void. If the nominee sells, dies, or refuses to sign, you have no legal recourse and no title.

What a PT PMA is. A PT PMA is a foreign-owned Indonesian limited company. It is the same structure hotels, restaurants, tech firms and every serious foreign business in Indonesia use to operate. You own 100% of the shares directly. Your name is on the share register. The company has its own tax ID, its own bank account, and can hold real property rights in its name. Setting one up takes about 4 to 8 weeks and costs a one-off fee, at Noha this is €950 (separate from the villa price).

What HGB is. HGB (Hak Guna Bangunan) is a state-issued land right, a right to build and use the land, granted for 30 years initially, extendable for another 20 years, and renewable for a further 30. That's up to 80 years total, defined in the Indonesian Basic Agrarian Law (UUPA) and Government Regulation 18 of 2021. It is not a private lease with a landlord. There is no landowner who can refuse renewal. Extensions and renewals are administrative filings at the National Land Agency (BPN). The cost is a legislated formula based on the assessed land value (NJOP), typically a few hundred euros per extension year on a Kuta-scale plot.

The buying process, step by step. At Noha it works like this. One, you choose your villa. Two, you sign a purchase contract and pay a 50% deposit plus the €950 PT PMA setup fee. Three, we register the PT PMA in your name with the OSS (One Single Submission investment authority), get the NIB (business ID) and NPWP (tax ID), and open a company bank account with a local bank. Four, the HGB certificate is issued in your PT PMA's name at closing. Five, you pay the remaining balance in monthly instalments during construction. Six, at handover you receive keys to a villa titled to a company you own outright.

The full costs. Villa price (from €148,000 for a 1BR, €235,000 for a 2BR). PT PMA setup, €950 one-off. BPHTB (land acquisition tax), 5% of the land portion of the price, one-off. Notary fees, roughly 1% of the transaction, one-off. Annual PBB (property tax), a small percentage of the assessed value, typically a few hundred euros. Annual PT PMA accountant, paid to a local firm for bookkeeping and monthly tax filings. Once operating, 11% Indonesian tax on net rental profit, and the 20% management fee to whichever agency runs the villa. Everything is disclosed upfront.

Timeline expectations. From signing a contract to keys, expect 18 to 24 months for an off-plan villa. The PT PMA setup runs in parallel with construction and takes 4 to 8 weeks. HGB is filed at signing so there's no waiting period at handover. Sale to another buyer, when the day comes, takes 4 to 8 weeks depending on whether it's structured as a villa sale (HGB transfers) or a share transfer of the PT PMA.

Common mistakes to avoid. One, buying "freehold" from a Bali agent. That word doesn't apply to foreigners. Two, agreeing to a nominee arrangement to save on PT PMA fees. It's illegal and unenforceable. Three, buying land that doesn't yet hold a valid title (unconverted agricultural land, disputed boundaries). Always insist on seeing the current title certificate before signing. Four, paying the full price upfront to a developer without a construction milestone schedule. Never.

How Noha handles it end-to-end. We source the land, run due diligence, hold it in our own PT PMA to secure it, then design, build, furnish and title each villa to the buyer's PT PMA. The €950 setup covers all company registration, tax IDs, deeds and share register work. Every villa is delivered guest-ready. For the full document set, sample PT PMA articles, sample HGB certificate, sample monthly report, ask us for the investor deck on WhatsApp.