Frequently Asked Questions About Buying in Pererenan

A PPAT is the land deed official authorised to draft and authenticate a deed transferring or granting a right over registered land. Their check against BPN records happens before anyone signs anything.

Yes. A PPAT signs the deed with you in the room, or your appointed representative signs it holding a notarised power of attorney if you cannot make the trip to Indonesia.

No regulation requires one here. Holding funds with a third party until conditions are met has to be negotiated into the contract by your own lawyer, not assumed as a standard step.

Your PPAT should flag it before drafting anything. Their standard sequence checks the certificate against BPN records and screens for liens or disputes, exactly why that check happens before you pay a deposit.

A PBG is the building permit that replaced the old IMB system. An SLF is the certificate confirming a finished building meets the standard for its intended use. Both route through the online SIMBG system.

Yes. Running a foreign-owned rental villa needs an NIB tied to the correct KBLI code, issued to a PT PMA rather than an individual; a Pondok Wisata homestay licence stays reserved for Indonesian citizens.

Booking platforms are verifying licences against the government database, with Kemenpar's deadline extended to 31 May 2026. Listings without a verified NIB risk being delisted from major platforms after that date.

Only if the zoning underneath it allows commercial use. A PBG issued for a private home does not cover paid letting, and converting one usually means reapplying for the commercial version in an eligible zone.

BPHTB is the 5% duty charged when a registered land right changes hands, such as a sale transferring HGB or Hak Pakai. It does not apply to Hak Sewa, which is a private lease, not a registered title.

PBB is capped at 0.5% of the assessed value after a non-taxable threshold, with the exact rate and threshold set locally. Ask your notary for the specific figure your regency applies before you budget.

Because nobody can guarantee one. Every yield figure we give is a projection from a named source, dated to the month, and occupancy is never promised, only reported where the evidence actually exists.

Yes. Listings are quoted in IDR or USD depending on the agent, and the rupiah has moved by several percent against the dollar within 2026 alone. Time your transfer with that in mind.

It depends on the route. A straightforward leasehold deal can close in weeks once your notary is satisfied; a PT PMA structure or an off-plan build adds months, sometimes closer to a year.

A PPJB is the preliminary sale agreement that locks in terms before the deed itself, often tied to construction milestones on an off-plan purchase. Your notary drafts and negotiates it on your behalf.

That depends entirely on what the PPJB itself says about deposits and exit terms. Read that clause before you sign, not after, because Indonesian contract law will hold you to what it actually says.

Yes. The seller's notary is not acting for you. An independent notary checks the certificate, the zoning and the seller's right to sell before you commit any money to the deal.

Send a pin, a screenshot, or just the road name. We will come back with the zoning and what you can and cannot do with it. Usually answered same day.

Nothing to you as a buyer on a sourcing deal. We are paid by the sell side, standard practice here, and we will tell you which side we are on before you ask.

Nobody in this market has run a specific villa under our own management for a full year. Any occupancy number for a single property would be a guess dressed up as a fact, so we do not give one.

No. We will point you at people we have used before, and we do not take referral fees for it. Get your own notary to read anything before you commit to signing it.