The Minister of Land and Spatial Planning/ Chairperson of the National Land Affairs Agency (Badan Pertanahan Nasional) notified Peraturan Pemerintah No.13 Tahun 2016 (Government Regulation No.13 of 2016) concerning the procedures for granting, release or transfer of the ownership of a residential house or dwelling by foreigners domiciled in Indonesia.

It is mentioned in the regulation that foreigners who domiciled in Indonesia are people who are not citizens of Indonesia in which their existence give profits, have a business, or invest in Indonesia.

The new regulations are specifically prohibiting the foreigners from owning the freehold title. It also permits foreigners to directly purchase homes in Indonesia with the following minimum price levels:



≥ Price


DKI Jakarta

  Rp 10 billion



  Rp 5 billion


West Java

  Rp 5 billion


Central Java

  Rp 3 billion



  Rp 3 billion


East Java

  Rp 5 billion



  Rp 3 billion



  Rp 2 billion


North Sumatra

  Rp 2 billion


East Kalimantan

  Rp 2 billion


South Sulawesi

  Rp 2 billion


All other regions

  Rp 1 billion


The new regulation also stipulate:

  1. Foreigners purchasing an apartment or a single-family residence must hold Indonesian residency status.
  2. The apartment or single-family residence that can be held by the foreigners with “Hak Pakai” (Right of Use) or “Hak Pengelolaan” (Right of Management) status must, at least initially, be purchased from the government or from a developer.
  3. “Hak Pakai” title is valid for 30 years, and can be extended to 20 years. If the extended time is over, “Hak Pakai” can be renewed for 30 years.
  4. If the foreigners die or are no longer hold an Indonesian residency, the land must be sold to a “qualified buyer” or it can be shifted to a “qualified person” within one-year.
  5. The property can also be inherited to the family member who is a foreigner with Indonesian residency.
  6. If the property has not been sold or shifted to the “qualified person” within one-year, the property will be blocked by the government or the person who hold “Hak Milik”.
  7. The much-coveted “Hak Milik” (Freehold) remains closed to foreigners in Indonesia.

The new regulations can also be a problem for foreigners who are seeking to buy and own land in Indonesia. The fact has shown that Indonesian property purchasers have little interest in purchasing the land held under “Hak Pakai”, while the procedures to convert the “Hak Pakai” title into “Hak Milik” title is expensive and time-consuming. The regulation of the property that will be blocked within one-year after their residency status ends can also result in the unfair price.

If you are looking to buy land or villas in Bali and around Indonesia on Freehold or Leasehold arrangements, we suggest that you check out which is the sales site for


Sources: Sekretariat Kabinet Republik Indonesia, Bali Discovery, Paragon Geo Immigration


Bali, April 13rd, 2016

Free Tourist Visas result in China taking top spot for the beginning of 2016 from Australian travels to Bali.
Bali Government Tourism officially announced the number of foreign tourist arrivals to Bali in the first two month of 2016 on March 17th, 2016. 

Chinas tourists has taken the top spot position from Australian tourists, as the number one foreign tourist arrivals in Bali.

The China and Australia markets represent 47.41% of all foreign tourist arrivals to Indonesia. In January-February 2015, Australia still lead the top position in the foreign tourist arrivals with 156,395 tourists came to Bali, but in the past 2 months there has been a decrease with only 154,892 tourists arriving. It means that the number of Australian tourists decreased about 0,96% over the past 2 months when typically there are increasing numbers. 

On the other hand, China who held the second position last year for people holidaying in Bali, has now gained top spot this year, with 145,747 Chinese tourists arriving in Bali from January-February 2015, and a much healthier second 2 months with 189.594 tourists coming to Bali. The number of Chinese tourists arriving to Bali improved by 30,08%. This has a strong correlation to the government granting visa-free facilities for Chinese, and also with the opening of new direct flight linking Shanghai with Denpasar by Indonesian flag carrier Garuda Indonesia. Moreover, the Chinese economy is relatively encouraging now and this is leading to a new focus for Bali's tourism sectors. 

It will be exciting to see if Australian arrival numbers received any increases, as there is also a Visa Free travel for Australian citizens. 

Japanese tourists occupied the third position with 39,371 tourists in January-February 2016, declined 2,89% from 40,544 tourists in the same period last year. Besides the top three foreign tourist arrivals position, there are British with 27,032 tourists (up 45,54%), South Korean with 26.861 tourists (down 5,83%), Indian with 25.753 tourists (up 48.64%), Malaysian with 25.186 tourists (down 10,89%), American with 24.078 tourists (up 31,55%), Taiwanese with 19.683 tourists (up 2,63%), and Singaporean with 16.875 tourists (down 16,28%).


Top 10 Direct Foreign Tourist Arrivals to Bali by Market Country
In January – February 2015 and 2016
Market 2015 2016 +/-(%)
Chinese 145.747 189.594 30,08
Australian 156.395 154.892 -0,96
Japanese 40.544 39.371 -2,89
British 18.574 27.032 45,54
South Korean 28.523 26.861 -5,83
Indian 17.326 25.753 48,64
Malaysian 28.265 25.186 -10,89
American 18.303 24.078 31,55
Taiwanese 19.179 19.683 2,63
Singaporean 20.156 16.875 -16,28


Source: Bali Government Tourism, Antara News, Bali Discover