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Owning a home in Indonesia as a foreigner is now possible!
The good news is that foreigners can now own property in Indonesia, just like Indonesian citizens (WNI).
The Indonesian government has granted permission for Foreign Nationals (WNA) to purchase property in Indonesia, as stated in the Regulation of the Minister of Agrarian and Spatial Planning/National Land Agency (Permen ATR/BPN) No. 18 of 2021 concerning Procedures for the Implementation of Management Rights and Land Rights.
This regulation is a derivative of Law No. 11 of 2020 concerning Job Creation (UU Cipta Kerja) which regulates property ownership for WNA. Here are the key points:
WNA is allowed to own landed houses with a right to use (Hak Pakai) built on state land or landed houses with a right to use on land with freehold (Hak Milik) or Management Rights (HPL).
WNA can also own flats or apartments built on land with a Building Use Right (Hak Guna Bangunan) status.
It is important to note that not all types of property can be purchased by WNA, and there are restrictions on ownership rights. Foreigners are not allowed to own property with a Freehold Certificate (Sertifikat Hak Milik) because this right is only reserved for WNI.
The availability of KPR for WNA is expected to open up new investment opportunities in the Indonesian property sector and provide convenience for foreigners who want to own a home in the country.
List of Banks Providing KPR Services for Expatriates
As a Foreign National (WNA), you may be interested in owning property in Indonesia. One way you can do this is through a Home Ownership Credit (KPR).
However, it is important to note that KPR for WNA has some differences from KPR for WNI. Here are a few things you need to know:
As a Foreign National (WNA), you may be interested in owning a home in Indonesia. Fortunately, KPR (Kredit Pemilikan Rumah) or Mortgages are available to WNA, allowing you to purchase a house through a credit scheme. However, it's important to note that there are specific requirements and conditions that WNA must meet when applying for KPR. Additionally, the number of banks offering KPR to WNA is limited.
Here are some banks that provide KPR services for WNA:
1. Bank Permata Syariah:
Requirements:
- WNA who work and reside in Indonesia for at least 2 years (employees) or 4 years (entrepreneurs)
- Minimum monthly salary of Rp 25 million
- Minimum property price of Rp 2 billion
- Minimum loan amount of Rp 1 billion
- SHGB certificate
- Ready stock property
Advantages:
This KPR service from Permata Bank is based on Islamic Sharia principles.
2. Commonwealth Bank:
Loan amount: Up to Rp 15 billion
Loan tenor: 3-10 years
Requirements:
- Age 21-60 years at the end of the loan
- Domiciled in the city of Commonwealth Bank
- Minimum work experience of 2 years
- SHGB certificate
3. J Trust Bank
Advantages:
Competitive interest rates
Loan tenor up to 30 years
Requirements:
- Indonesian citizen or WNA domiciled in Indonesia
- Minimum age of 21 years
- Minimum work experience of 2 years
- Minimum experience of 3 years in the same field (professional/entrepreneur)
Notes:
- Contact the bank you are interested in for more detailed information about KPR for WNA.
- Consider the location, price, and legality of the property before buying.
- Make sure you understand all rights and obligations in the KPR agreement.
Tips for Applying for KPR as a WNA:
- Prepare complete documents such as passports, KITAS, proof of income and work permit.
- Compare interest rates and terms at several banks.
- Consult with a financial consultant to ensure your financial capability.
- Use the services of a trusted real estate agent to assist in the process of finding and purchasing a home.
Mortgage Requirements for Foreigners in Indonesia
After identifying banks that offer mortgage facilities for foreigners (WNA) in Indonesia, it is important to understand the terms and conditions for applying for a mortgage as a WNA.
Must have valid KITAS
WNA must possess a valid Indonesian immigration document, such as a Kartu Izin Tinggal Sementara (KITAS), at the time of applying for a mortgage. KITAS demonstrates the WNA's legal status in Indonesia and serves as a primary requirement in the mortgage application process.
Have employment status and legal profession
Each bank has specific requirements regarding the profession and employment status of WNA applying for a mortgage. For example, Commonwealth Bank only accepts private employees with a minimum work duration of 2 years. Meanwhile, Permata Bank opens opportunities for WNA with entrepreneur status and a minimum of 4 years of experience in their field of business.
Loan Tenor
It's essential to always remember that the mortgage loan tenor for foreigners is generally shorter than the duration of the employment contract and/or the validity period of the KITAS. This is in accordance with the bank's considerations toward credit risks.
Additional Documents
In addition to the above requirements, WNA must also prepare supporting documents such as:
- Valid passport
- Tax ID (NPWP)
- Payment slip
- Bank Statement
- Employment letter
- Proof of tax payment
- Proof of funds
- Declaration letter of Not Owning a House in Indonesia (SPTNH)
Property Ownership Regulations for Foreigners in Indonesia
Property Types
According to Article 186 of Regulation 18 of 2021, WNA are only allowed to own two types of residential properties:
- Landed houses: Categorized as luxury houses according to regulations, with a limit of one land plot per person/family and a maximum land area of 2,000 square meters.
- Strata-title apartments: WNA can own commercial-category apartments.
Property Price Regulations
For foreigners who wish to buy a house in Indonesia, the government has set a price limit for houses that can be purchased by WNA based on the region, as shown in the following table:
| Property Type | Region | Minimum Price |
|---|---|---|
| Residential | DKI Jakarta | Rp 10 billion |
| Banten | Rp 5 million | |
| Jawa Barat | Rp 5 miliar | |
| Jawa Tengah | Rp 3 million | |
| DI Yogyakarta | Rp 5 million | |
| Jawa Timur | Rp 5 million | |
| Bali | Rp 5 million | |
| Nusa Tenggara Barat | Rp 3 million | |
| Sumatera Utara | Rp 3 million | |
| Kalimantan Timur | Rp 2 milion | |
| Sulawesi Selatan | Rp 2 milion | |
| Daerah/Provinsi Lainnya | Rp 1 milion |
Meanwhile other property types
3. Lease Terms
The lease terms for "Hak Pakai" properties vary depending on the type of property:
- Single house on Hak Pakai land: 30 years, renewable for 20 years, and renewable for another 30 years.
- Single house on Hak Pakai land on Hak Milik land: 30 years, renewable for 20 years, and renewable for another 30 years (subject to agreement with the land title holder).
Important Notes
- Foreigners can only buy properties in certain locations that have been designated by the government.
- Foreigners must use their own names when buying a property.
- Foreigners are required to pay taxes on the property they own.
Getting a Mortgage for Foreigners
Buying a property in Indonesia as a foreigner can be a complicated process, especially when it comes to financing. This is where Lets Move Group can help.
Lets Move Group is a trusted property consulting company that specializes in helping foreigners buy property in Indonesia, including getting a mortgage. Our team of professionals will help you understand the mortgage process for foreigners, from the requirements and documents needed to negotiating with banks.
We will also help you choose the mortgage product that best suits your needs and financial capacity. With Lets Move Group, you can be confident that your mortgage application process will be smooth and efficient.
Contact Lets Move Group today to start your journey to owning property in Indonesia!
