Kolaboro / Freehold or leasehold for foreigners, by country / Freehold or leasehold for foreigners in Indonesia
Freehold or leasehold for foreigners in Indonesia
What the law lets a foreigner hold in Indonesia, restated from the official text, then what each project publishes. We group projects by the words they use; the contract and the land certificate decide.
2freehold or direct title
75leasehold or right of use
21other or mixed
What the law says
- Only an Indonesian citizen can hold Hak Milik (freehold, often SHM on the certificate). Any act meant to pass it to a foreigner, directly or indirectly, is void, and money already paid cannot be claimed back: this is why nominee structures are a serious risk. Law No. 5 of 1960 (UUPA), Articles 21(1) and 26(2) (3 Nov 2026)
- A foreigner can own a landed house only on Hak Pakai (right of use) land. Hak Pakai is granted for up to 30 years, can be extended for up to 20 and renewed for up to 30, each by application; minimum price, plot size and unit limits are set in separate rules. Government Regulation No. 18 of 2021, Articles 52, 71 and 72 (3 Nov 2026)
- A lease (Hak Sewa) is a contract with the owner of the land: check the owner on the land certificate at the BPN land office, the length of the lease and the written terms for extension. Law No. 5 of 1960 (UUPA), Articles 44(1) and 45 (3 Nov 2026)
Projects that state freehold or direct title (2)
| Project | Developer | Place | What the project publishes |
|---|---|---|---|
| The Collections Vol. 2 | 618 Development | Nuanu Creative City, Beraban, Kediri, Tabanan | Marketed as freehold for foreigners; the legal structure is not described on the page partners.nuanu.realestate |
| ENADIA Villas SeaView Collection | ENADIA Villas | Selong Belanak, Lombok | Marketed as freehold; legal structure for foreign buyers not explained seaview-haven-hub.lovable.app |
Projects that state leasehold or a right of use (75)
| Project | Developer | Place | What the project publishes |
|---|---|---|---|
| The Anjuna Bay | Anjuna Bay | Uluwatu (Pecatu, Thomas Beach) | Leasehold 30+20 years (Rumavi) theanjunabay.com |
| Azura Complex Nusa Dua | PT Vibe Development Lab | Nusa Dua, Badung | Leasehold (term not published) fazwaz.id |
| Nai 2 (NAI by Vibe wellness resort, phase 2) | PT PMA Vibe Development Lab | Nusa Dua, Badung | Leasehold 30+30 years vibedevelopment.pro |
| The One by Almal Bali Nusa Dua | Almal Real Estate Development / PT. Magical Bali Villas | Nusa Dua (Benoa) | Leasehold 25+15 years (OPR) or 33+15 years (Palmera) opr.ae |
| Black Sands Oasis | UNIT. | Nuanu Creative City, Nyanyi, Beraban, Tabanan | Leasehold 35 years plus a 20-year extension (developer); Nuanu page says 34 years plus up to 20 blacksandsoasis.com |
| ADDRESSBALI | ADDRESSBALI | Jl. Babadan, Pantai Lima, Pererenan, Mengwi, Badung | Leasehold 27 years (to April 2052) plus 10-year extension addressbali.com |
| Core Villas | CORE Concept Living | Munggu / Seseh | Leasehold (27 years per earlier check; term not visible on the current open page) coreconceptliving.com |
| EVERY Bali | PT Bali Sunlit Commune | Ungasan | Leasehold 40 years + 20-year extension every-bali.com |
| OM Club House | AVALON | Berawa, Canggu | Leasehold 25 years + 25 years extension, notarised lease avalonbali.com |
| Pandawa Dream | LOYO & BONDAR | Jl. Alas Arum, Kutuh, Kuta Selatan (Pandawa), Badung | Leasehold (30, 50 or 30+20+30 years depending on source) lb-dreams.com |
| Re:Imagined Villas Ubud 2 | Bali Benefit | Penestanan / Sayan, Ubud, Gianyar | Leasehold 30 years (to 20 May 2056 per agent) plus 25-year priority extension; notarized lease signed after handover per FAQ balibenefit.com |
| Segara | Axora Developments | Seseh | Leasehold with extension (32 or 34 years cited) or PT PMA option axoradevelopments.com |
| TAO Club House | AVALON | Pererenan | Leasehold 32 years + 32 years extension, notarised lease avalonbali.com |
| Umalas Reserve | Kaluna Development | Umalas | Leasehold 30 years + 30 years extension kalunadevelopment.com |
| VODOPAD | MOVE Property Group | Kedewatan, Ubud | Leasehold 30 years + 25 years extension movepropertygroup.com |
| Lyvin Uluwatu Apartments | Lyvin Properties | Pecatu | Leasehold 35 years + 20-year priority extension lyvinproperties.co |
| Luma Apartments | Venture Villas Bali | Pererenan (Pantai Lima Beach) | Leasehold 30 + 15 years, notarised; PT PMA set-up offered venturevillasbali.ee |
| Anjuna Palms | Anjuna Bay | Jl. Labuansait, Pecatu (Thomas Beach), Uluwatu, Badung | Leasehold 30 years plus 20-year option (portal) theanjunabay.com |
| Buddha Club House | AVALON | Berawa, Canggu | Leasehold 32 years + 32 years extension, notarised lease avalonbali.com |
| Uluwatu Art Villas | Art Villas Bali | Uluwatu, Bukit Peninsula | Leasehold 25 + 25 years via notary uluwatuartvillas.com |
| Aravita Residence | not published | Nusa Dua (Sawangan, Benoa) | Leasehold 31 years plus contracted 30-year priority extension, signed with PT HQC hqc-asia.com |
| Element Residence Bali | Investland Bali Properties | Nelayan, Canggu | Leasehold 30 years + 20 years extension investlandbali.com |
| J-Hills | Homevibe Development Group | Jimbaran | Leasehold 33+26 years (agency listing) worldestate.homes |
| Magnum Resort Sanur | Magnum Estate | Sanur | Leasehold, 50-year ownership term stated (earlier check) magnumestate.com |
| Melasti Arcade Apartments | Loyo Development | Melasti, Ungasan, Bukit, Badung | Land lease signed with buyer (25+25 years per portal) loyo-development.com |
| Minori Luxury Seminyak | Eco Invest Group | Seminyak (Jl. Tukad Mawa area), Badung | Hak Sewa leasehold up to 60 years (25 prepaid + 25 guaranteed + 10 priority) excellencebali.com |
| Natha Loka Eco Village | Seven Stones Indonesia | Tabanan (Kemetug, Selemadeg Timur) | 30-year transferable leasehold; project site also shows a PT PMA per villa realestate.sevenstonesindonesia.com |
| Amani Melasti by Wyndham | TEUS Group | Ungasan | Leasehold hotel units (term not published) teus-group.com |
| Dasa Ubud | Balitecture | Ubud, Gianyar | Leasehold 30+30 years, or PT PMA holding HGB balitecture.com |
| LUNA Villas Uluwatu | ZAYARI Developments | Near Nyang Nyang beach, Uluwatu, Badung | Leasehold (erfpacht) combined with Hak Pakai recommended; no PT PMA needed per FAQ zayaridevelopments.com |
| Manta Livin | Big Bali Group | Uluwatu (Pecatu, Nyang Nyang) | Leasehold 25 years + 25-year extension bigbaligroup.com |
| Nara Villas | Balitecture | Uluwatu (Pecatu) | Leasehold 30 + 30 years balitecture.com |
| OctaSun Residence | Seven Sky | Bukit Pandawa (Nusa Dua) | Leasehold (term not published) sevensky-bali.com |
| OXO The Residences | OXO Group Indonesia | Nyanyi, Beraban, Kediri, Tabanan (next to Nuanu) | PT PMA (foreign direct investment company) holding HGB, per OXO and Rumavi oxoliving.com |
| Parq Ubud | Parq Development | Jl. Sri Wedari No.24, Tegallalang, Ubud, Gianyar | Leasehold (term not published) parqdevelopment.com |
| Privé Pererenan | Urban Escape | Pererenan | Leasehold 32 years from completion + 25-year priority extension urbanescape.id |
| Suku Residences | Balitecture | Uluwatu | Leasehold 30 years + 30 years extension balitecture.com |
| Umah Ubud | Balitecture | Ubud, Gianyar | Leasehold 30+30 years; PT PMA option on request balitecture.com |
| Bingin Ocean Villas | Bingin Ocean Villas Private Ltd. | Bingin | Leasehold 29 years plus 30-year extension option (Rumavi) rumavi.com |
| Hidden City Ubud (Phase II apartments) | Hidden City Ubud | Petulu, Ubud, Gianyar | Leasehold of land until 2053 with 20-year extension hiddencityubud.com |
| Serenity Estates | Global Bali Home | Wanayu, Bedulu, Blahbatuh (near Ubud), Gianyar | Leasehold 30 years plus 30-year extension, notarized lease globalbalihome.com |
| Serenity Village | Global Bali Home | Wanayu, Bedulu (near Ubud) | Notarized leasehold 30 years with extension rights globalbalihome.com |
| Pandawa Hills | LOYO & BONDAR | Kutuh, Kuta Selatan (Pandawa), Badung | Leasehold 25+25 or 26+26 years depending on listing pandawahills.com |
| Berawa Signature | Kaluna Development | Berawa, Canggu | Leasehold 30 years + 30 years extension kalunadevelopment.com |
| COCO Hills Resort | COCO Development Group | Bingin | Leasehold (term not published) cocodevelopmentgroup.com |
| Tumbak Signature | Kaluna Development | Tumbak Bayuh, Canggu | Leasehold 30 years + 30 years extension kalunadevelopment.com |
| ELYSIUM Eco City | BREIG Property | Pererenan (Mengwi) | Leasehold (base term not published) with 20-year extension right at market price plus 10-year priority breig-property.com |
| Green Village (Loyo & Bondar, Nusa Dua) | LOYO & BONDAR | Nusa Dua / Benoa, Bukit, Kuta Selatan, Badung | Leasehold bali-development.com |
| OceaniQ Nusa Dua II (Resort Nusa Dua) | OceaniQ | Nusa Dua, Bukit Peninsula, Badung | Leasehold (25 years base per portal) signed before a PPAT notary balinsky.info |
| Sanuuri Riverside Residences | Investland Bali | Sanur | Leasehold 50 years investlandbali.com |
| SECRET by INSHI | INSHI Development | Ubud (Petulu) | Leasehold (Hak Sewa) 30 + 30 years worldestate.homes |
| Jimbaran Cliffside Reserve | not published | Jimbaran, South Kuta, Badung | 29-year Hak Sewa leasehold with extension rights aterraestate.com |
| Seren House | Marv West Development Group | Pererenan, Mengwi, Badung | Leasehold 30 years with option to renew serenhouse.com |
| Serenity Villas | Global Bali Home | Wanayu, Bedulu, Blahbatuh (near Ubud), Gianyar | Leasehold (30 years on developer site; 28+30 on agent listing) globalbalihome.com |
| Temple Heights | Investland Bali | Padonan, Canggu | Leasehold 25 years + 25 years extension investlandbali.com |
| Laguna - Complex 7 | Alex Villas Group | Tibubeneng, Canggu, Kuta Utara, Badung | Leasehold (27+20 years per Rumavi) alexvillasgroup.com |
| Amari Villas III | Investland Bali | Padonan, Canggu | Leasehold 25 years + 15 years extension investlandbali.com |
| Oasis III | BREIG Property | Berawa, Canggu | Leasehold 27 years + 30-year priority renewal (partner portal); 'until 2054' on earlier page breig-property.com |
| Bocoa Jimbaran | Wahi Group | Jimbaran | Leasehold 29 years (bocoavillas.com) bocoajimbaran.com |
| Melasti Cliff Villas | not published | Melasti, Ungasan, Uluwatu, Badung | Leasehold 25 years plus 25-30 year option rumavi.com |
| Seraphina Isles Villa | Trawaya | Jalan Kelapa, Gili Trawangan, North Lombok | PT PMA company or notarised long-term leasehold (25-30 years plus renewal typical per home page); no nominee trawaya.com |
| Two Senopati (Tower 1) | Asiana Group | Jl. Senopati Dalam II, Kebayoran Baru (SCBD) | Strata unit under Hak Pakai for foreigners where price exceeds the regional minimum (law, not stated by developer) twosenopati.co.id |
| NODA Flores | Noda Collective | Boleng (Boeleng village), West Manggarai, Flores | HGB title through a PT PMA, marketed as 100 years kvertexpropertiesgroup.com |
| Samudra Villas | Tropical Development Partners | Are Guling / Mawun, South Lombok | HGB held by the buyer's PT PMA (up to 80 years) samudravillas.com |
| Saraya Beach Resort & Residences | Kinnara Capital | Buwun Mas, Sekotong, West Lombok | 20-year fixed leasehold held personally, or dedicated PT PMA holding HGB (30+20+30 years) sarayalombok.com |
| Saona Studios | Malasama Development | South Kuta, Pujut, Central Lombok | 60-year Hak Sewa leasehold in the buyer's own name, registered before a notary malasamadevelopments.com |
| Selo Suites | Selo Properties | Selong Belanak, Lombok | HGB through PT PMA or long-term lease seloproperties.co |
| Zaya | MOJO Developments | Kuta Hills, Kuta Mandalika, Central Lombok | 30-year leasehold contract excellencebali.com |
| Habitat Vibe | The Habitat Lombok | Jl. Raya Kuta, Central Kuta, Pujut, Central Lombok | HGB title held through the buyer's own Indonesian PT PMA thehabitatlombok.com |
| Lendang Luar 2030 | Lombok International Development | Lendang Luar, Desa Malaka, Pemenang, North Lombok (between Senggigi and Malimbu) | PT PMA holding HGB (30+20+30 years, extension not automatic) lombokid.com |
| Serra Villas Phase 2 | Serra Villas | Kuta, Central Lombok | Leasehold 30 + 25 + 25 years in the buyer's name, or via own PT PMA serravillas.nl |
| Atalaya Ocean View | Nest Hostels Group | Sengkol, Pujut, Kuta, Central Lombok | 35-year lease (Hak Sewa); extension terms not stated rumavi.com |
| TerraKuta | Invest Islands | Kuta / Mandalika, Lombok | Personal leasehold (term not stated) or HGB held by a dedicated PT PMA rumavi.com |
| Are Guling Valley | not published | Areguling, South Lombok | 28-year lease (Hak Sewa) rumavi.com |
| Linton Villas | not published | Mandalika, Kuta, Central Lombok | 40-year leasehold medusiainvest.com |
Projects that state both or a mix (20)
| Project | Developer | Place | What the project publishes |
|---|---|---|---|
| Sanur Cassandra 4 | Vibe Development | Sanur, Denpasar | Leasehold 32 years plus extension; foreigners cannot hold freehold vibedevelopment.pro |
| Blacksand Villas Padang Linjong | Blacksand Villas | Padang Linjong, Canggu, Badung | 30-year leasehold in personal or company name, priority renewal 25 years at market value; 'freehold option' also advertised blacksand.villas |
| Nyala Villas | KO Group | Nyang Nyang, Pecatu, Uluwatu | Leasehold via notary for foreign buyers (term not published on pages opened); foreigners cannot hold freehold nyalavillas.com |
| Anantara Residences Ubud Bali | Minor International Pcl and PT Wijaya Karya Realty | Payangan, Gianyar (north of Ubud) | HGB title on developer-owned land per developer; foreign individuals cannot hold freehold or HGB directly, so the buyer structure (lease or PT PMA) must be confirmed anantaraubud-residences.com |
| Villa V Bali | Fifth Avenue Properties | Munggu, north of Pererenan/Canggu | 25-year hak sewa (lease); foreigners cannot hold freehold villavbali.com |
| Biom | Biom Development | Tabanan (Nuanu Creative City, Beraban) | Leasehold (developer: 35+20 years; Nuanu partner page: 25.5 years from handover + 20) or HGB freehold via PT PMA for some villas biomdevelopment.com |
| Mandarin Oriental Residences, Bali | Harmoni Bali | Bukit Pandawa, South Kuta (Bukit peninsula) | Leasehold per portal; foreigners cannot hold freehold mandarinoriental.com |
| Bingin Elements | Urban Escape | Bingin, Uluwatu | Marketed as freehold; foreigners cannot hold freehold (Hak Milik); HGB is only available to an Indonesian company such as a PT PMA urbanescape.id |
| Flower Estate | 618 Development | Golden Mile, Nuanu Creative City, Beraban, Kediri, Tabanan | Freehold land; foreigners via HGB in a PT PMA or 78-year leasehold (agent); developer says freehold available for Indonesian citizens 618development.com |
| NOBIA Dua Villas | ZAYARI Developments | Nyang Nyang, Uluwatu | Leasehold 26 + 25 years; foreigners cannot hold freehold zayaridevelopments.com |
| XO Pandawa | LOYO & BONDAR | Kutuh, Pandawa, Bukit | Marketed as freehold / full property rights; under Kepmen ATR/BPN 1241/2022 foreigners may hold strata units (HMSRS on HGB or Hak Pakai land) only from Rp 2 billion in Bali, and cannot hold Hak Milik land xo-project.com |
| Dream Catcher Village | PT Kayla Purnama International | Lovina, Buleleng (North Bali) | Notarised 30-year leasehold; foreigners cannot hold freehold dreamcatchervillage.com |
| Samani Villa Pecatu (Phase 2) | Miraland | Pecatu, Uluwatu | SHM freehold for Indonesians; separate USD leasehold price for foreigners (term not stated) samanivillapecatu.com |
| Sky Stars Ocean View Phase 2 | Magnum Estate International | Jl. Taman Paradise, Ungasan, Bukit Peninsula, Badung | Leasehold (hak sewa) per developer site; social media also offers freehold or 99-year lease for phase 2 magnumestate.com |
| Tasvan Lombok (1-bedroom villas) | Tasvan | Selong Belanak, Central Lombok | 80-year leasehold; optional PT PMA purchase per agent; no freehold for foreigners tasvan.com |
| ANEI Lombok | PT ANEI Living Experience | Kuta Mandalika, Central Lombok | Contractual leasehold to April 2066; foreigners cannot hold freehold aneilombok.com |
| LITHOS The Bespoke Residences | Properties Lombok | Kuta Mandalika, Lombok | 40-year notarised lease for individuals; HGB for PT PMA holders; 80-year upgrade marketed as 'HGB / Freehold' propertieslombok.com |
| Samara Lombok (turnkey villas, Destination by Hyatt) | PT Lombok Torok Developments | South coast of Lombok (25 min from Lombok International Airport) | Long-term lease rights up to 90 years; foreigners cannot hold freehold samaralombok.com |
| Xamaras Tribe Villas | Xamaras Group | Lombok Tengah | 80-year leasehold on Hak Milik land owned by an Indonesian xamarasgroup.com |
| Xamaras Wellness Retreat | Xamaras Group | Lombok Tengah | 80-year leasehold on Hak Milik (freehold) land owned by an Indonesian xamarasgroup.com |
Other wording (1)
| Project | Developer | Place | What the project publishes |
|---|---|---|---|
| Two Sudirman Private Residences | PT Central Sudirman Development | Sudirman CBD, Tanah Abang | Strata-title condominium; Japanese marketing partner Property Access targets Japanese investors, but the title type for foreigners is not published twosudirman.com |
Grouping rule: the words of the project record (freehold, title deed, Hak Milik: freehold; leasehold, lease, Hak Pakai, Hak Sewa: leasehold; fideicomiso, bank trust: trust). Wording stays in the language of the source.
Data of 13 Nov 2026 from our open files: named.json · How the transparency score works
How this page is built
Built from our open data files, computed when the data changes, nothing estimated. A page exists only where at least 5 projects have the data it lists.
How to cite
Kolaboro, "Freehold or leasehold for foreigners in Indonesia", https://kolaboro.com/ownership/indonesia/, data of 13 Nov 2026.
Questions
Can foreigners buy property in Indonesia?
A foreigner can own a landed house only on Hak Pakai (right of use) land. Hak Pakai is granted for up to 30 years, can be extended for up to 20 and renewed for up to 30, each by application; minimum price, plot size and unit limits are set in separate rules.
How many off-plan projects in Indonesia state freehold for foreigners?
2 of the 98 projects that publish it state freehold or direct title and 75 state leasehold or a right of use (data of 13 Nov 2026). This is the projects’ wording, not checked against the land certificate.
More data on Indonesia
- Monthly market report: Bali
- Monthly market report: Lombok
- Freehold or leasehold for foreigners, by country
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