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Indonesia – Buying Property

Legal Restrictions on Property Ownership and Sale in Indonesia

Indonesia has certain legal restrictions on property ownership and sale by foreign nationals:

  • Right to Use (Hak Pakai): Foreigners can obtain the Right to Use (Hak Pakai) title for residential properties for up to 80 years, subject to renewal.
  • Right to Build (Hak Guna Bangunan): Foreigners can acquire the Right to Build (Hak Guna Bangunan) title, allowing them to construct buildings on the land. This right is granted for up to 30 years and can be extended.
  • Right to Own (Hak Milik): Foreigners are generally not allowed to own land with the Right to Own (Hak Milik) title, which is reserved for Indonesian citizens. However, some exceptions apply, such as for certain investments.
  • Notary Public: Property transactions in Indonesia often require the involvement of a notary public to ensure legality and proper documentation.

It’s crucial to work with legal experts to navigate these regulations effectively.

Average Property Prices in Indonesia and Regional Variations

Property prices in Indonesia vary widely depending on the region, type of property, and city. Here’s a general overview:

  • Jakarta: As the capital city, Jakarta has higher property prices, with luxury apartments and houses often exceeding IDR 20 billion (approximately USD 1.4 million).
  • Bali: Bali is a popular destination for real estate investment, with prices ranging from IDR 3 billion (approximately USD 210,000) for small villas to over IDR 20 billion for luxury properties.
  • Surabaya: Surabaya offers more affordable options, with house prices starting from IDR 1 billion (approximately USD 70,000).

Property prices can also fluctuate due to factors like economic conditions and infrastructure development.

Popular Locations to Buy Property in Indonesia

Several locations in Indonesia are popular among property buyers:

  • Jakarta: The capital city offers a wide range of property options, from modern apartments in the city center to suburban houses.
  • Bali: Bali is known for its stunning beaches and is a top choice for holiday homes and villas.
  • Surabaya: As Indonesia’s second-largest city, Surabaya provides various housing options and a growing real estate market.

These locations cater to different preferences, whether for investment, lifestyle, or business purposes.


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New Upcoming Areas in Indonesia

Indonesia’s real estate market is dynamic, and several emerging areas may be attractive options for property buyers:

  • Lombok: Lombok, an island near Bali, is gaining popularity for its pristine beaches and potential for tourism-related investments.
  • Yogyakarta: Known for its rich cultural heritage, Yogyakarta offers investment opportunities in both residential and commercial properties.
  • Bandung: Bandung is experiencing growth in the real estate sector, making it an emerging area for property investment.

Investing in these areas may offer good returns as they develop further.

Trends in the Indonesian Property Market

The Indonesian property market experiences several notable trends:

  • Green and Sustainable Developments: There is a growing interest in eco-friendly and sustainable properties.
  • Co-Living and Co-Working Spaces: Shared living and working spaces are becoming more prevalent, especially in urban areas.
  • Digital Platforms: Online platforms are increasingly used for property searches, listings, and transactions.

Staying informed about these trends can help buyers make informed decisions.

Is Buying Property a Good Investment in Indonesia?

Investing in Indonesian property can be a sound choice, but it depends on various factors:

  • Location: Choosing the right location is crucial for potential rental income and capital appreciation.
  • Market Conditions: Understanding market dynamics, including supply and demand, is essential.
  • Legal and Regulatory Changes: Keep abreast of any changes in property-related regulations and laws.

Property investment can provide rental income and long-term capital appreciation, making it an attractive option for many investors.

Common Property Types in Indonesia and Buying Procedure

Indonesia offers various property types:

  • Apartments: Available in major cities, apartments are popular for their convenience and amenities.
  • Houses: Houses come in different sizes and styles, including modern designs and traditional Indonesian architecture.
  • Villas: Villas, often found in Bali, provide luxury living with private pools and lush surroundings.
  • Rural Properties: Rural areas offer affordable land and houses, ideal for those seeking tranquility.

The typical house-buying procedure in Indonesia involves several steps:

  1. Property Search: Identify a property based on your preferences and budget.
  2. Due Diligence: Verify property ownership, legal documents, and any encumbrances.
  3. Agreement to Sell: Sign an agreement with the seller and pay an initial token amount.
  4. Property Valuation: Get the property valued by a registered valuer.
  5. Property Registration: Complete property registration at the local sub-registrar office.
  6. Payment of Stamp Duty and Registration Fees: Pay the necessary fees.
  7. Possession: Take possession of the property after due payment.

It’s advisable to hire a qualified lawyer, and the process can vary by state.

Finding a Reputable Lawyer in Indonesia

Finding a reputable lawyer in Indonesia is crucial for a smooth property transaction. You can start your search by:

  • Asking for recommendations from local contacts or expat communities.
  • Using online legal directories to find experienced real estate lawyers.
  • Contacting the Indonesian Bar Association (Perhimpunan Advokat Indonesia) for referrals.

Legal fees can vary, but it’s essential to have a clear understanding of costs and services before hiring a lawyer. Lawyers in Indonesia may charge a fixed fee or a percentage of the property value.

It’s also important to ensure that the lawyer is a member of the Indonesian Bar Association.

Pitfalls and Common Problems in the House Buying Process

Expats and foreign nationals buying property in Indonesia may encounter certain pitfalls and issues:

  • Documentation: Ensuring the authenticity of property documents and titles is crucial to avoid legal disputes.
  • Property Disputes: Some properties may be subject to disputes, so thorough due diligence is essential.
  • Local Regulations: Different regions in Indonesia may have unique property laws and regulations, so understanding these is critical.

Working closely with professionals who are familiar with the local market and legal requirements can help you avoid these pitfalls.

Purchasing Property through a Company in Indonesia

Yes, it is possible to purchase property through a company in Indonesia. This option is often chosen for various reasons, including tax planning, asset protection, and business purposes.

Setting up a company in Indonesia involves specific legal requirements, including registration with the Ministry of Law and Human Rights. It’s advisable to consult with legal and financial advisors to ensure full compliance with Indonesian corporate and tax laws.

Keep in mind that property ownership through a company may have tax implications and legal requirements, so it’s essential to seek professional advice and stay informed about any regulatory changes.


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Starting in 2024, residents in Germany will see a slight increase in their health insurance costs, with a 0.1% rise to a maximum of 1.7%. This adjustment aims to expand coverage for medical care not currently included in statutory health insurance, such as select dental treatments, IVF, and early cancer screenings.

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