Indonesia

Yes, but not via Hak Milik (freehold) — that title is reserved for Indonesian citizens. Instead, 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) or USD 700K (10-yr) in government bonds, IDX-listed shares, or mutual funds — not property.

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

There is also the Second Home Visa (5-yr renewable): a USD ~130K (IDR 2B) bank deposit, or property of equivalent value. All commitments must be placed within 90 days of entry, and the applicant must demonstrate USD 5,000/month income or equivalent savings. Visa fees are IDR 13M for 5-yr and IDR 19.5M for 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, so always confirm with a licensed PPAT before signing.

Gross short-term rental yields in prime Bali areas (Canggu, Seminyak, Uluwatu) range from 10–18%, depending on location, management quality, and peak-season pricing. Annual occupancy averages 43–65%, though premium-managed villas hit 75–85% at peak season (Jul–Sep).

After 20–25% property management fees, maintenance, utilities, taxes, and seasonal vacancy, net yield lands at 5–9%. Long-term residential yields are lower but more stable, at 4–7% gross, with a lower compliance burden.

One-time at acquisition:

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

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

Rental income depends on tax residency. If you are a tax resident (≥183 days/year in Indonesia), it's 10% PPh 4(2) final on gross rent (PP 34/2017). If you are a non-resident (<183 days), it's 20% PPh 26 flat on gross with no deductions (UU 36/2008) — though this may be reduced under a Double Tax Agreement with a Certificate of Domicile. Separately, VAT 11% only applies if the landlord is PKP-registered (annual revenue >IDR 4.8B).

Disposal: 2.5% PPh final applies on the gross sale price (seller). For specific projections, use a tax consultant.

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. As a result, 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.