Authored by the expert who managed and guided the team behind the Indonesia Property Pack
Everything you need to know before buying real estate is included in our Indonesia Property Pack
Bandung attracts many foreigners looking for residential property, from hillside villas in North Bandung to modern apartments in the city center.
However, Indonesia's land ownership rules are different from most countries, and understanding what you can and cannot legally buy as a foreigner in Bandung in 2026 is essential before you start house hunting.
In this guide, we cover current housing prices in Bandung, the legal structures available to foreign buyers, visa requirements, taxes, and the step-by-step buying process, and we constantly update this blog post to reflect the latest regulations.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Bandung.
Insights
- Foreigners in Bandung cannot hold Hak Milik (freehold title), but they can legally register a Hak Pakai (Right to Use) for landed homes if they meet minimum price thresholds set by the government.
- The ATR/BPN minimum price decree means most starter homes in Bandung are automatically off-limits to foreign buyers, pushing them toward mid-range and premium properties.
- Buying through a nominee (an Indonesian name) remains the biggest ownership mistake foreigners make in Bandung, as it offers no enforceable legal protection if disputes arise.
- Bandung's buyer-side closing costs typically run 6% to 8% of the purchase price in January 2026, with the 5% BPHTB acquisition tax being the largest single expense.
- Foreign mortgage applicants in Bandung can expect interest rates between 8.5% and 11.5% per year, often with an initial fixed period before switching to a floating rate.
- Annual property tax (PBB-P2) in Bandung is low by global standards, ranging from 0.1% to 0.2% of the assessed NJOP value, which is usually below market value.
- North Bandung hillside areas like Dago and Ciumbuleuit have stricter zoning rules, and foreign buyers often overlook checking whether their intended property is in a protected zone.
- A valid stay permit (not just a tourist visa) is generally required to register a residential property right in your name as a foreigner in Bandung.
What can I legally buy and truly own as a foreigner in Bandung?
What property types can foreigners legally buy in Bandung right now?
In January 2026, foreigners in Bandung can legally purchase landed houses (including cluster housing and townhouses) under a Hak Pakai title, apartments or strata units where the building structure allows foreign ownership, and villas in areas like North Bandung, provided they meet specific eligibility requirements.
The most important legal condition is that foreign buyers must hold a valid stay permit in Indonesia and the property must meet minimum price thresholds set by the government for each region and property type.
For apartments, the unit's underlying land rights and building compliance must be structured in a way that permits foreign ownership under Indonesia's post-PP 18/2021 strata framework, which means not every apartment building in Bandung will qualify.
Leasehold arrangements are also very common among foreigners in Bandung, but it is important to understand that a lease is a contractual right, not registered ownership, so you will not hold a title in your name.
Finally, please note that our pack about the property market in Bandung is specifically tailored to foreigners.
Can I own land in my own name in Bandung right now?
No, as a foreign individual you cannot hold freehold land title (Hak Milik) in your own name in Bandung, because Indonesia's agrarian law framework reserves this strongest form of ownership for Indonesian citizens only.
The most commonly used legal alternative for foreigners in Bandung is Hak Pakai (Right to Use), which is a registered land right that allows you to legally control and use residential property under specific conditions, even though it is not outright ownership.
Many foreigners also use long-term leasehold contracts as a practical workaround, but leasehold offers lower legal protection than a registered right and does not appear on the land certificate as ownership.
As of 2026, what other key foreign-ownership rules or limits should I know in Bandung?
As of early 2026, the most important rule affecting foreign buyers in Bandung is the minimum property price threshold, which is set by ATR/BPN and varies by region and property type, effectively ruling out budget and entry-level homes for foreign purchase.
Indonesia does not have a foreign ownership quota for apartments like some other Southeast Asian countries, so there is no cap on how many units in a building can be owned by foreigners, as long as each unit and buyer meets the legal requirements.
Foreign buyers must register their property right through the official land office (BPN), and this registration process requires proof of valid stay status, seller verification, and payment of acquisition taxes before the transfer is recorded.
There have been no major regulatory changes to foreign ownership rules in Bandung since the PP 18/2021 framework took effect, but buyers should monitor ATR/BPN announcements because minimum price thresholds and eligible property categories can be updated periodically.
What's the biggest ownership mistake foreigners make in Bandung right now?
The single biggest ownership mistake foreigners make in Bandung is buying property through a nominee arrangement, where an Indonesian citizen holds the title on paper while the foreigner provides the money and expects to be the real owner.
If you use a nominee and the relationship breaks down, heirs get involved, or there is any dispute, you may have no enforceable ownership rights because the land certificate is legally in someone else's name, and Indonesian courts will recognize the registered owner.
Other classic pitfalls in Bandung include failing to verify that a property meets the minimum price threshold for foreign buyers, not checking whether the building's strata structure allows foreign ownership, and skipping proper due diligence on zoning restrictions in sensitive North Bandung hillside areas.
We have made this infographic to give you a quick and clear snapshot of the property market in Indonesia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Bandung?
Do I need a specific visa to buy property in Bandung right now?
In January 2026, you generally need a valid stay permit (not just a tourist visa) to register a residential property right in your name in Bandung, although a tourist visa may allow you to view properties, negotiate, and sign preliminary contracts.
The most common administrative barrier for buyers without local residency is the inability to open an Indonesian bank account or register for tax purposes, both of which are typically needed to complete a property transaction smoothly.
You will often need a local tax ID (NPWP) before buying property in Bandung, especially if you plan to apply for a mortgage or rent out the property, and the official registration process requires a passport plus a limited stay permit (KITAS) for most foreigner categories.
A typical document set for a foreign buyer in Bandung includes your passport, valid stay permit (KITAS or KITAP), NPWP registration, proof of funds, and any power of attorney documents if you are completing steps remotely.
Does buying property help me get residency and citizenship in Bandung in 2026?
As of early 2026, buying property in Bandung can support certain long-stay visa pathways like the Second Home Visa or Golden Visa programs, but it does not automatically grant you residency or citizenship.
Indonesia's Golden Visa program, launched in 2023, allows qualified foreigners to obtain extended stay permits based on investment thresholds, and property investment can be one component of meeting those requirements.
The minimum investment thresholds for residency-linked programs vary and are set by immigration regulations, so you should verify current requirements with Indonesian immigration authorities rather than assuming property purchase alone will qualify you.
We give you all the details you need about the different pathways to get residency and citizenship in Bandung here.
Can I legally rent out property on my visa in Bandung right now?
Your visa status does not directly prevent you from renting out property you legally own in Bandung, but your rental income is considered Indonesian-sourced income and is subject to Indonesian tax rules regardless of where you live.
You do not need to live in Indonesia to rent out your property in Bandung, and many foreign owners manage their rentals from abroad through a local property manager who handles tenants, maintenance, and tax compliance on their behalf.
Foreign landlords in Bandung should be aware that rental income typically involves withholding tax or final tax mechanics, that apartment buildings often have management rules affecting short-term rentals, and that proper documentation and receipts are essential for staying compliant.
We cover everything there is to know about buying and renting out in Bandung here.
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How does the buying process actually work step-by-step in Bandung?
What are the exact steps to buy property in Bandung right now?
The standard sequence to buy property in Bandung involves choosing a property and confirming the title type, signing a preliminary agreement with a deposit, conducting due diligence, preparing the transfer deed (AJB) with a PPAT, paying buyer taxes and fees, signing the AJB and registering at the Bandung land office (BPN), and then completing handover.
You do not always need to be physically present for every step in Bandung, as many stages can be completed through a Power of Attorney (POA), but you should expect that at least one step may require you to appear in person or at a consulate depending on the notary and your immigration status.
The step that typically makes the deal legally binding in Bandung is the signing of the Akta Jual Beli (AJB), which is the official sale and purchase deed authenticated by the PPAT and required for registration at the land office.
The typical end-to-end timeline from accepted offer to final registration in Bandung ranges from 4 to 12 weeks, depending on how quickly due diligence is completed, how fast taxes are paid, and whether there are any complications with the title or documentation.
We have a document entirely dedicated to the whole buying process our pack about properties in Bandung.
Is it mandatory to get a lawyer or a notary to buy a property in Bandung right now?
A PPAT (Pejabat Pembuat Akta Tanah, or land deed official) is effectively mandatory for a legal property transfer in Bandung because the PPAT prepares and authenticates the Akta Jual Beli (AJB), which is the deed required for registration at the land office.
The key difference in Bandung is that a PPAT handles the formal deed and registration mechanics, while a lawyer focuses on reviewing the overall transaction structure, protecting your interests in negotiations, and ensuring the deal is enforceable if something goes wrong.
One key item to include in your lawyer or notary engagement scope is a full due diligence check covering title verification, encumbrance searches, zoning compliance, and seller identity confirmation, because the PPAT's role alone does not cover all the protective checks a foreign buyer needs.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Indonesia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What checks should I run so I don't buy a problem property in Bandung?
How do I verify title and ownership history in Bandung right now?
The official registry to verify title and ownership history in Bandung is the Kantor Pertanahan Kota Bandung (Bandung City Land Office), which is part of the national ATR/BPN system and maintains records of all registered land rights in the city.
The key title document you should request is the Sertifikat Hak (land certificate), which shows the current registered owner, the type of right (Hak Milik, HGB, Hak Pakai, etc.), the plot boundaries, and any recorded encumbrances.
A realistic look-back period for ownership history checks in Bandung is at least 10 to 15 years, which helps you identify any irregular transfers, disputes, or gaps in the chain of ownership that could create problems later.
One clear red flag that should stop or pause your purchase is finding an unresolved inheritance dispute, a mismatch between the certificate name and the seller's identity, or any notation of a pending court case or lien on the property.
You will find here the list of classic mistakes people make when buying a property in Bandung.
How do I confirm there are no liens in Bandung right now?
The standard way to confirm there are no liens or encumbrances on a property in Bandung is to have the PPAT or your lawyer request an official check from the Bandung land office (BPN), which will show any recorded mortgages, security rights, or legal disputes tied to the certificate.
One common type of encumbrance buyers should specifically ask about in Bandung is a Hak Tanggungan (mortgage security right), which means the property is pledged as collateral for a loan and cannot be transferred cleanly until the debt is cleared.
The single best form of written proof is a Surat Keterangan Pendaftaran Tanah (SKPT) or a formal certificate status letter from BPN, which confirms the current state of the title including any liens, disputes, or blocks on the property.
How do I check zoning and permitted use in Bandung right now?
The authority to check zoning and permitted use in Bandung is the city's spatial planning department (Dinas Tata Ruang), and you can also reference the official Rencana Detail Tata Ruang (RDTR) which is Bandung's detailed zoning plan for 2024 to 2044.
The document that confirms zoning classification in Bandung is the RDTR map and its accompanying regulations, which show what each zone is designated for (residential, commercial, conservation, etc.) and what building activities are permitted.
A common zoning pitfall that foreign buyers miss in Bandung is purchasing property in North Bandung hillside areas like Dago, Setiabudi, or Ciumbuleuit without checking whether the land falls within a protected or restricted zone that limits construction or certain uses.
Buying real estate in Bandung can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Bandung, and on what terms?
Do banks lend to foreigners for homes in Bandung in 2026?
As of early 2026, yes, some Indonesian banks do lend to foreigners for home purchases in Bandung, but eligibility is more restricted than for Indonesian citizens and typically requires a valid stay permit, verifiable income, and a clean credit profile.
The realistic loan-to-value (LTV) range that foreign borrowers most commonly see in Bandung is 50% to 70%, meaning you will generally need a down payment of at least 30% to 50% of the property price.
The most common eligibility requirement determining whether a foreigner qualifies for a mortgage in Bandung is having KITAS-level residency and a verifiable income source, preferably Indonesia-based employment or well-documented overseas income that the bank can assess.
You can also read our latest update about mortgage and interest rates in Indonesia.
Which banks are most foreigner-friendly in Bandung in 2026?
As of early 2026, the banks most commonly cited as foreigner-friendly for mortgages in Bandung include BCA, Bank Mandiri, and CIMB Niaga, though eligibility can vary by branch and by your specific visa and employment profile.
The single most important feature that makes these banks more foreigner-friendly is their experience serving expat and international clients, including clearer English documentation, dedicated relationship managers, and willingness to assess foreign-sourced income.
Most foreigner-friendly banks in Bandung will generally require you to have local residency (KITAS or KITAP) to qualify for a mortgage, and lending to pure non-residents without any Indonesian stay status is rare and usually not available through standard KPR products.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Bandung.
What mortgage rates are foreigners offered in Bandung in 2026?
As of early 2026, foreign borrowers in Bandung can expect mortgage interest rates in the range of 8.5% to 11.5% per year, with most offers including an initial fixed or promotional rate period before converting to a floating rate.
Fixed-rate periods for mortgages in Bandung are typically offered at a lower promotional rate for the first 1 to 3 years, after which the rate converts to a floating rate that is usually 1 to 3 percentage points higher and tied to the bank's base lending rate.
We made this infographic to show you how property prices in Indonesia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in Bandung?
What are the total closing costs as a percent in Bandung in 2026?
The estimated typical total closing cost for a buyer in Bandung in January 2026 is around 6% to 8% of the purchase price, covering all taxes, fees, and administrative expenses you will pay to complete the transaction.
The realistic range that covers most standard transactions in Bandung runs from about 6% at the low end (simpler deals, lower professional fees) to 8% or slightly higher for more complex purchases involving additional legal work or negotiations.
The specific fee categories that make up total closing costs in Bandung include BPHTB (acquisition tax), PPAT and notary fees, land office registration fees, and miscellaneous administrative costs.
The single biggest contributor to closing costs in Bandung is the BPHTB (Bea Perolehan Hak atas Tanah dan Bangunan), which is the property acquisition tax charged at 5% of the taxable value after any applicable non-taxable threshold deductions.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Bandung.
What annual property tax should I budget in Bandung in 2026?
As of early 2026, the typical annual property tax (PBB-P2) for a standard home in Bandung ranges from about IDR 1 million to IDR 10 million per year (roughly USD 60 to USD 600, or EUR 55 to EUR 550), depending on the assessed value (NJOP) of your property.
Annual property tax in Bandung is assessed as a percentage of the NJOP (Nilai Jual Objek Pajak), with rates of 0.1% for properties with NJOP up to IDR 1 billion and 0.2% for properties above that threshold, and since NJOP is typically below market value, your effective tax rate feels even lower.
How is rental income taxed for foreigners in Bandung in 2026?
As of early 2026, rental income from property in Bandung is subject to Indonesian tax, and for most landlords the effective rate is around 10% of gross rental income under the final tax (PPh Final) mechanism, though your exact treatment depends on your tax residency status.
The basic requirement for foreign owners is that rental income is typically subject to withholding at source or reported and paid as a final tax, and you should ensure your property manager or tenant issues proper tax receipts and that you file appropriately if required.
What insurance is common and how much in Bandung in 2026?
As of early 2026, the typical annual insurance premium for a standard home policy in Bandung ranges from about IDR 1.5 million to IDR 12 million per year (roughly USD 90 to USD 720, or EUR 85 to EUR 670), depending on the property type, insured value, and coverage selected.
The most common type of property insurance coverage that owners carry in Bandung is fire insurance (asuransi kebakaran), which covers damage from fire and is often a baseline requirement, with optional add-ons for flood, earthquake, and other perils.
The biggest factor that usually makes insurance premiums higher or lower in Bandung is the property's location and construction type, with North Bandung hillside homes often priced differently due to terrain risks, while central Bandung apartments may have different flood or fire risk profiles.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Bandung, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| JDIH BPK RI - PP 18/2021 | Indonesia's official consolidated legal basis for land rights and strata title rules. | We used it as the primary legal reference for what rights foreigners can hold. We cross-checked interpretations against other official materials. |
| JDIH BPK RI - UUPA 5/1960 | Indonesia's foundational agrarian law that establishes nationality restrictions on land ownership. | We used it to anchor the principle that foreigners cannot hold Hak Milik. We referenced it for explaining legal alternatives like Hak Pakai. |
| ATR/BPN Decree 1241/2022 | The official decree setting minimum property price thresholds for foreign buyers by region. | We used it to explain why budget homes are off-limits to foreigners. We triangulated with market summaries to confirm real-world application. |
| JDIH BPK RI - Permen ATR/BPN 18/2021 | The implementing regulation explaining procedures for granting land rights. | We used it to translate legal rules into practical registration steps. We paired it with Bandung land office references for verification. |
| JDIH BPK RI - Permenkumham 22/2023 | Official ministerial regulation governing visas and stay permits in Indonesia. | We used it to verify visa category requirements for property registration. We paired it with immigration press releases for Golden Visa context. |
| Directorate General of Immigration - Golden Visa | Official Indonesian government announcement explaining the Golden Visa policy basis. | We used it to confirm the policy framework for investment-linked residency. We avoided relying solely on third-party visa blogs. |
| DJP - NPWP Requirements | The tax authority's official checklist for getting a taxpayer ID as a foreigner. | We used it to confirm when foreigners can register for NPWP. We tied it to practical transaction requirements like banking and leasing. |
| DJP - Withholding Tax Article 4(2) | Official tax authority guidance on final tax and withholding mechanics. | We used it to anchor rental income tax treatment. We cross-checked with market practice for landlord compliance workflows. |
| JDIH Kota Bandung - Perda 1/2024 | Bandung's official local law repository for city tax rates and rules. | We used it as the authoritative basis for Bandung-specific property tax and BPHTB. We triangulated with tax commentary sources for readability. |
| Perwal Bandung 29/2024 (RDTR 2024-2044) | Bandung's official detailed zoning and spatial plan for the next 20 years. | We used it to explain how to check zoning and permitted use in Bandung. We distilled it into a practical checklist for foreign buyers. |
| Bank Indonesia - BI-Rate | The central bank that sets the policy rate anchoring all lending rate expectations. | We used it to ground mortgage rate ranges in the macro environment. We triangulated with bank disclosures for January 2026 estimates. |
| OJK - Suku Bunga Dasar Kredit | The financial regulator's official benchmark that banks must disclose. | We used it to explain why posted base rates differ from final mortgage offers. We referenced it for comparing bank pricing transparency. |
| BCA - KPR Product Page | A major bank's official mortgage product page showing standard Indonesian KPR structure. | We used it to illustrate what a mainstream Indonesian mortgage looks like. We did not treat it as proof of foreigner eligibility by itself. |
| Kantor Pertanahan Kota Bandung | The official Bandung land office where land services and verification are handled. | We used it to keep title verification guidance Bandung-specific. We paired it with national ATR/BPN app references for practical steps. |
| ATR/BPN - Sentuh Tanahku App | Official ATR/BPN digital tool for certificate and file checking workflows. | We used it to describe realistic digital screening buyers can do. We emphasized that formal BPN checks still matter for purchase security. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Indonesia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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