Summary
Indonesia's Government Regulation No. 18 of 2021 (PP 18/2021) sets the land rights foreigners can hold for a home. A foreigner with immigration documents valid under Indonesian law may own a landed house on Hak Pakai (right of use) land, or an apartment unit built on Hak Pakai or Hak Guna Bangunan (HGB, right to build) land. Hak Milik, full ownership, is not on the list.
Hak Pakai on state land or management-right land is granted for up to 30 years, can be extended for up to 20 years and then renewed for up to 30 years, PP 18/2021 says. Ownership is also limited by a minimum price, land area, number of plots or units, and use as a residence, with the details set by ministerial regulation.
What this means for foreign buyers in Indonesia
What a foreigner can own
| Home | Land right | PP 18/2021 |
|---|---|---|
| Landed house | Hak Pakai; or Hak Pakai over Hak Milik land under a deed before a land deed official (PPAT); or Hak Pakai over management-right land under an agreement with the holder | Article 71(1)(a) |
| Apartment unit (satuan rumah susun) | Hak Pakai or HGB over state land, management-right land or Hak Milik land | Article 71(1)(b) |
Source: PP 18/2021.
Apartment units on Hak Pakai or HGB land that foreigners can own must be in a special economic zone, a free trade zone and free port, an industrial estate or another economic zone (Article 71(2)).
How long Hak Pakai lasts
| Land under the Hak Pakai | Term |
|---|---|
| State land or management-right land | Up to 30 years, extendable up to 20, renewable up to 30 |
| Hak Milik land | Up to 30 years, renewable by a new deed granting Hak Pakai |
Source: PP 18/2021, Article 52.
When the terms run out, the land returns to the state or to the management-right holder (Article 52(4)).
Who qualifies
Foreigners who may own a home are those with immigration documents in line with Indonesian law (Article 69). A foreign owner's heirs can inherit the home; foreign heirs must also hold valid immigration documents. A holder who no longer qualifies must give up or transfer the right within one year, or it lapses (Article 50).
An Indonesian citizen married to a foreigner may hold the same land rights as other citizens, provided the land is not joint marital property, which must be shown by a prenuptial or postnuptial agreement made before a notary (Article 70).
Limits set by ministerial regulation
PP 18/2021 lists four limits on foreign home ownership: a minimum price, the land area, the number of plots or units, and residential use (Article 72). It leaves the figures to a ministerial regulation (Article 73), so the minimum price for your area and property type should be checked with the land office or your PPAT before you sign.
Illustration: a villa bought in 2026
Illustration only. A foreigner buys a house on Hak Pakai over state land in 2026 with a first term of 30 years. With an extension of 20 years and a renewal of 30, the right could run to 2106, subject to the conditions for each step.
FAQ
Can foreigners own Hak Milik in Indonesia? No. PP 18/2021 lets foreigners own homes on Hak Pakai land, or apartment units on Hak Pakai or HGB land. How long is Hak Pakai for foreigners? On state land, up to 30 years, extendable by 20 and renewable for 30. Is there a minimum price? Yes. PP 18/2021 requires one and leaves the amount to a ministerial regulation.
Education only — not tax, legal or investment advice. Confirm with a licensed professional.
What to do next
- Confirm the land right on the title before you pay; it must be Hak Pakai, or HGB for an apartment unit in a qualifying zone.
- Check the minimum price that applies in your area.
- Keep your immigration documents valid; ownership depends on them.
- Ask a verified lawyer or PPAT to handle the deed: proprkey.com/en/pros?segment=legalFinance
- Compare homes for sale: proprkey.com/en/properties?segment=buyer&mode=buy