Key points

  • Freehold title (Hak Milik) is reserved for Indonesian citizens by the 1960 Agrarian Law (UUPA) — no foreigner or foreign company may hold it.
  • Hak Pakai (right of use) is available to resident foreigners: 30 years, extendable by 20, renewable for 30 — up to 80 years in total.
  • For investment projects, the standard route is an Indonesian foreign-capital company (PT PMA) holding a Hak Guna Bangunan (right to build), also capped at 80 years.
  • Leasehold (Hak Sewa) is purely contractual: flexible, but with no registered land title.
  • Nominee structures are void by law — Article 26(2) UUPA.

Why is freehold out of reach?

Indonesia's Basic Agrarian Law (1960) reserves Hak Milik for Indonesian citizens. Any commercial promise of "freehold for foreigners" in Bali is, at best, a misuse of words.

What does Hak Pakai actually allow?

A resident foreigner holding a valid stay permit (KITAS/KITAP) may hold Hak Pakai in their own name for personal residential use: 30 years, extendable by 20, renewable for 30. The title is registered with the land office (BPN).

Why do investment operations use a PT PMA?

For an investment asset, the standard vehicle is the PT PMA, an Indonesian company with foreign capital, which holds the Hak Guna Bangunan (HGB) under the same 30+20+30 mechanics. Real obligations follow: OSS licensing, a minimum investment plan of IDR 10 billion per business code and location (land and buildings may be counted for property under BKPM Regulation No. 5 of 2025, which also reduced minimum paid-up capital to IDR 2.5 billion), and quarterly LKPM reports. That formalism is the price of legal certainty — the route our Balinese operations take.

What is a Hak Sewa lease worth?

A civil-law lease whose duration is the contract's — typically 25–30 years with private extension options, and no BPN-registered title. The most flexible instrument, and the least robust.

Why refuse nominee structures outright?

Having an Indonesian citizen hold Hak Milik on a foreigner's behalf is expressly void (Article 26(2) UUPA): title stays with the nominee, funds may be lost. It is an eliminatory criterion in our analysis. Article d'information générale, vérifié à la date de publication. La réglementation évolue : chaque opération appelle l'analyse de conseils locaux habilités.