Three questions decide whether anything else matters: can you own it, does the register hold, and is your deposit protected. Here are the answers for Indonesia, each with the law or source it rests on. The answers are written for EU and EEA citizens; where rules differ for other nationals, the ownership answer says so. As of September 2026.
The core answers
Can you buy property here as an EU citizen?
No Hak Milik, no freehold. Available are Hak Pakai as a time-limited right of use and Hak Guna Bangunan through a PT PMA. Nominee arrangements in an Indonesian name are void.
Legal basis: Basic Agrarian Law No. 5/1960, Art. 21 and 26
Is your deposit protected by law?
PP 12/2021: PPJB only from 20 % construction progress with PBG and land title, but no escrow account
Source: asriman.com · 2021
Residence
Second Home Visa: IDR 2 billion (approx. USD 130,000) as deposit or property, 5 to 10 years, ITAP possible afterwards
Source: immigrantinvest.com
First thing to check
- Which legal form the contract actually transfers and how long it runs. Renewal is an application, not a promise.
All 24 dimensions
Scale 0 to 100, higher is better. Each value shows where it comes from: tied to a published index, own research with a source on file, or approximated from comparable countries.
Law and register
| Dimension | Score | Origin |
|---|---|---|
| Property rights | 36 | Index |
| Register | 45 | Research |
| Deposit protection | 45 | Research |
| Rule of law | 42 | Index |
| Freedom from corruption | 31 | Index |
| Political stability | 46 | Index |
Money and market
| Dimension | Score | Origin |
|---|---|---|
| Purchase costs | 17 | Index |
| Tax burden | 63 | Index |
| Entry price | 68 | Index |
| Rental yield | 68 | Research |
| Short-term rental | 40 | Research |
| Price development | 27 | Index |
| Demand pipeline | 55 | Index |
Residence and access
| Dimension | Score | Origin |
|---|---|---|
| Residence | 70 | Research |
| Exit | 20 | Index |
| Currency | 68 | Index |
| Accessibility | 24 | Research |
Place and building stock
| Dimension | Score | Origin |
|---|---|---|
| Climate | 44 | Index |
| Natural hazards | 4 | Index |
| Utilities | 25 | Index |
| Build quality | 68 | Research |
| Construction cost | 85 | Research |
| Quality of life | 20 | Index |
| Healthcare | 51 | Index |
Researched individually
These entries do not come from an index but from research for this country. The source is given with each.
Residence
Second Home Visa: IDR 2 billion (approx. USD 130,000) as a deposit or property, 5 to 10 years, ITAP (permanent stay permit) possible thereafter.
Source: immigrantinvest.com · 2026
Deposit protection
PP 12/2021 (Government Regulation): a PPJB (conditional sale and purchase agreement) only from 20% construction progress with a PBG (building approval) and land title, but no escrow account.
Source: asriman.com · 2021
Accessibility
10,912 km great-circle distance from Munich
Source: Grosskreisentfernung Muenchen-Hauptstadt · 2026
Build quality
BQCI 13,78/15 (WB Doing Business 2020) + WGI Government Effectiveness 54,84 (2024), Gewicht 35/65
Source: archive.doingbusiness.org · 2019
Place and building materials
What to check in Indonesia
Derived from the four weakest dimensions of this country - statistically, that is where buyers lose money.
- Natural hazards. Exposure to earthquake, storm, flood and wildfire at the specific site, not the national average.
- Purchase costs. The actual purchase costs including transfer tax, notary, registration and agent's commission.
- Quality of life. Whether everyday life works for years, not just for a holiday.
- Exit. Whether there is a working resale market and whether you can get the sale proceeds out of the country.
Developers and projects in Indonesia
The developer index records 42 projects and 16 developers in Indonesia without rating them, each entry with source and retrieval date. An excerpt:
| Project | Place | Developer | Status |
|---|---|---|---|
| Lyvin Gardens Villas | Bali | PT Lyvin Properties Indonesia | under construction |
| EDEM II Santorini Residences | Benoa (Nusa Dua) | BREIG Property | under construction |
| ARAVITA RESIDENCE | Benoa | High Quality Construction | planned |
| GREEN VILLAGE | Benoa | Loyo | planned |
| SATORI NUSA DUA RESORT | Benoa | High Quality Construction | planned |
| BUDDHA | Berawa | PT Avalon Bali Group | under construction |
| Magnum Resort Berawa | Berawa | PT Magnum Estate International | on sale |
| Lyvin Bingin Villas | Bingin | PT Lyvin Properties Indonesia | completed |
| Sky Stars | Bukit-Halbinsel | PT Magnum Estate International | on sale |
| Laguna - Complex 7 | Canggu | Alex Villas Group | planned |
| OM | Canggu | PT Avalon Bali Group | under construction |
| XO Project Canggu | Canggu | LOYO & BONDAR | completed |
Individual project pages are currently in German; they contain the recorded data, the source and the retrieval date.
All 42 projects and 16 developers in Indonesia
What the guide cannot do
A country can look good in all three columns and the specific property can still be a total loss. The reverse is also true: in a country with a weak register, a cleanly titled plot can be entirely unproblematic. The guide tells you what the environment looks like. Whether this one property holds up is decided by the review.