PT PMA простыми словами: как работает иностранное владение в Индонезии

A PT PMA (Perseroan Terbatas Penanaman Modal Asing) is a foreign-owned Indonesian limited company, and it is how a foreigner owns real estate in Indonesia. The buyer owns 100% of the PT PMA. The PT PMA holds the 80-year HGB (Hak Guna Bangunan) title on the land. No nominee, no local partner, no workaround, it is the standard vehicle Indonesia offers to foreign capital and the same structure hotel groups and tech companies use to operate here. Setup takes 4 to 8 weeks. At Noha the whole process, company registration with OSS / BKPM, NIB, NPWP, PT PMA bank account and HGB filing, is bundled into a €950 one-off fee. This article walks through what a PT PMA is, how it is set up, and what it costs to own and run.

How the ownership works in practice. Your PT PMA is registered with the OSS / BKPM (Indonesia's investment authority). You are named as the shareholder, 100% direct ownership, no nominee. The company holds the HGB certificate on the villa. When you eventually sell, you can transfer either the villa's HGB or the whole PT PMA shareholding to another eligible buyer.

What Noha's €950 setup covers. The one-off fee covers: notary deeds, company registration with the OSS, business identification number (NIB), tax IDs (NPWP for the company and its representative), initial share register, and lodging of the HGB in your PT PMA's name. Everything filed in your name from day one.

What ongoing compliance looks like. Every PT PMA has three ongoing obligations: monthly bookkeeping, monthly tax filings (PPh 4(2) / PPN as applicable on rental income), and an annual return. A local accountant handles all three, this is a pass-through cost paid directly by the owner and is not included in Noha's 20% management fee. We introduce the accountant, route the invoices through the monthly report, and stay in the loop; the fee is invoiced directly to the PT PMA.

Taxes flow through the PT PMA. 11% Indonesian tax on net rental profit is paid by the PT PMA (not you personally). You then withdraw the after-tax profit as dividends. Whether those dividends trigger tax in your home country depends on your residency, that is where an independent tax advisor is worth the fee.

The HGB inside the PT PMA. HGB (Hak Guna Bangunan) is the state-issued right to build on and use land for up to 80 years (30 initial + 20 extension + 30 renewal). It is a real, registered property right, not a private lease. When your PT PMA sells the villa, the HGB transfers to the buyer's PT PMA. When the 30-year term nears expiry, renewal is a filing at the National Land Agency, governed by the same statute for every foreign-owned company in Indonesia.

Selling and exit. Two clean exits: (1) sell the villa, the HGB transfers to the new owner's PT PMA; (2) sell the whole PT PMA, the buyer inherits your company, the HGB stays in place, and the sale is structured as a share transfer. We work with local tax advisors to pick the exit that minimises transaction cost.

Why this structure exists. Freehold (Hak Milik / SHM) is reserved by Indonesian law for Indonesian citizens. Rather than route foreign investment through nominees (which is fragile and legally risky), Indonesia created PT PMA / HGB as the sanctioned framework. Every serious foreign investor in Indonesian real estate uses it.

The Noha model. We set up your PT PMA, file the HGB in your name, build and furnish the villa, and manage it end-to-end. You own the shares, you receive the reports, you decide when to sell. For the full document set, sample PT PMA deeds, sample HGB certificate, sample monthly report, ask us for the investor deck on WhatsApp.