Indonesia

Yes, but not via Hak Milik (freehold) — that title is reserved for Indonesian citizens. Foreigners hold via Hak Pakai (Right to Use) for up to 80 years total (30 + 20 + 30 under Government Regulation 18/2021), or via a foreign-owned company (PT PMA) holding Hak Guna Bangunan (Right to Build). Hak Pakai requires a valid KITAS/KITAP, Second Home Visa, or Golden Visa. Nominee structures are legally invalid and not recommended.

Indonesia’s Golden Visa (E28C) offers two relevant routes:

Financial route: USD 350K (5-yr) / USD 700K (10-yr) in government bonds, IDX-listed shares, or mutual funds — not property.

Property route (10-yr only): purchase of an apartment / flat valued at USD 1,000,000 minimum. Standalone landed villas do not qualify directly (foreigners cannot hold Hak Milik over the underlying land).

Plus the Second Home Visa (5-yr renewable): USD ~130K (IDR 2B) bank deposit or property of equivalent value. All commitments must be placed within 90 days of entry. Applicant must demonstrate USD 5,000/month income or equivalent savings. Visa fees: IDR 13M (5-yr) / IDR 19.5M (10-yr).

Per Ministerial Decree ATR/BPN 1241/2022, foreign Hak Pakai purchases must meet provincial minimum values:

• Jakarta (DKI): IDR 5 billion (~USD 310K) apartment · IDR 10 billion (~USD 620K) landed house
• Bali, Banten, West Java: IDR 2 billion (~USD 130K) apartment · IDR 3–5 billion landed
• Other provinces: IDR 750M–2 billion apartment · IDR 1–5 billion landed

Below these floors, foreigners cannot register the title. These thresholds are updated periodically — always confirm with a licensed PPAT before signing.

Gross short-term rental yields in prime Bali areas (Canggu, Seminyak, Uluwatu) range 10–18% depending on location, management quality, and peak-season pricing. Annual occupancy averages 43–65% (premium-managed villas hit 75–85% peak season Jul–Sep). Net yield 5–9% after 20–25% property management fees, maintenance, utilities, taxes, and seasonal vacancy. Long-term residential yields: 4–7% gross — lower but more stable and lower compliance burden.

One-time at acquisition:
• BPHTB (Buyer’s Transfer Tax): 5% of NJOP/transaction value (whichever higher), minus a regional non-taxable allowance
• Notary & PPAT fees: ~1%
• VAT 12% on new-build purchases from developer (since Jan 2025; not on resale)

Annual:
• PBB (Property Tax): 0.1–0.3% of assessed NJOP

Rental income — depends on tax residency:
• Tax resident (≥183 days/year in Indonesia): 10% PPh 4(2) final on gross rent (PP 34/2017)
• Non-resident (<183 days): 20% PPh 26 flat on gross with no deductions (UU 36/2008). May be reduced under a Double Tax Agreement with Certificate of Domicile.
• VAT 11% only applies if landlord is PKP-registered (annual revenue >IDR 4.8B)

Disposal: 2.5% PPh final on gross sale price (seller). Use a tax consultant for specific projections.

No. Nominee arrangements (where an Indonesian holds Hak Milik freehold under a side loan agreement on the foreigner’s behalf) are explicitly prohibited by Indonesian Agrarian Law (UU 5/1960). Indonesian courts have repeatedly voided such arrangements in inheritance and divorce disputes — the asset legally belongs to the nominee, not the foreigner. Use Hak Pakai (individual) or PT PMA / HGB (corporate) structures instead — both are legally valid for foreigners and fully registrable at BPN.