Buying real estate in Jakarta?

We've created a guide to help you avoid pitfalls, save time, and make the best long-term investment possible.

Guide to buying property in Jakarta as a foreigner

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Authored by the expert who managed and guided the team behind the Indonesia Property Pack

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Yes, the analysis of Jakarta's property market is included in our pack

Thinking about investing in Jakarta's vibrant property market? You're not alone. With its bustling economy and rich cultural tapestry, Jakarta is an attractive destination for many international buyers.

But what does the buying process entail for foreigners? Are there specific regulations you need to be aware of? How can you ensure a smooth transaction?

In this guide, we'll walk you through the essential steps to purchasing property in Jakarta as a foreigner.

Actually, we know this market inside and out. We keep tabs on it regularly, and all our discoveries are reflected in the most recent version of the Indonesia Property Pack

Key Considerations for Foreigners Buying Property in Jakarta

When purchasing property in Jakarta, foreigners should be aware of several specific factors that are unique to the city. Below is a detailed table outlining 12 important considerations.

Consideration Details Potential Challenges
Land Ownership Restrictions Foreigners can only own apartments under the "Right to Use" title, not land or houses. Limited property options and potential legal complexities.
Flood Zones Jakarta is prone to flooding; check if the property is in a flood-prone area. Increased insurance costs and potential property damage.
Traffic Congestion Jakarta is notorious for traffic; consider proximity to work and amenities. Long commute times and potential impact on quality of life.
Infrastructure Development Ongoing infrastructure projects may affect property value and accessibility. Construction noise and temporary access issues.
Legal Assistance Hiring a local lawyer familiar with property laws is crucial. Additional costs and finding a reliable legal advisor.
Currency Fluctuations Exchange rate volatility can impact the overall cost of the property. Budgeting difficulties and potential financial loss.
Building Quality Inspect the construction quality, as standards can vary significantly. Unexpected repair costs and safety concerns.
Community and Culture Understanding local customs and community dynamics is important. Cultural misunderstandings and integration issues.
Property Management Evaluate the reputation and services of the property management company. Poor management can affect property maintenance and value.
Environmental Concerns Consider air quality and pollution levels in the area. Health risks and reduced quality of life.
Investment Potential Research the area's growth prospects and rental demand. Market volatility and uncertain returns.
Utilities and Services Check the reliability of water, electricity, and internet services. Service disruptions and additional costs for backup solutions.

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What You Need to Know Before Buying Property in Jakarta as a Foreigner

Can foreigners legally own property in Jakarta?

Foreigners are not allowed to own freehold land in Indonesia, including Jakarta, but they can acquire property through leasehold agreements.

The leasehold can be for a maximum of 80 years, which includes an initial lease of 30 years with the possibility of two extensions.

Alternatively, foreigners can invest in property through an Indonesian legal entity, such as a PMA (Penanaman Modal Asing) company.

What types of properties can foreigners purchase in Jakarta?

Foreigners can purchase apartments and commercial properties, but they must meet certain criteria set by the Indonesian government.

For residential properties, the minimum price for an apartment that a foreigner can buy is approximately IDR 3 billion (about USD 200,000).

Commercial properties are generally more accessible, but they still require compliance with local regulations and investment laws.

What are the costs associated with buying property in Jakarta?

In addition to the purchase price, buyers should budget for taxes, legal fees, and notary fees, which can add up to 10% to 15% of the property's value.

There is a transfer tax of 5% of the property value, which is typically paid by the buyer.

Legal and notary fees can vary, but they usually range from 1% to 2% of the property's value.

How can I finance a property purchase in Jakarta as a foreigner?

Foreigners may find it challenging to secure a mortgage from Indonesian banks, as most banks require borrowers to be Indonesian citizens.

Some international banks with branches in Indonesia might offer financing options, but these are limited and often come with higher interest rates.

Many foreign buyers opt to finance their purchases through personal savings or by securing loans from banks in their home countries.

What is the process for buying property in Jakarta?

The process typically involves finding a property, negotiating the price, and signing a Sale and Purchase Agreement (SPA) with the seller.

After the SPA, a notary will conduct due diligence, and the buyer will need to pay the required taxes and fees before the property can be transferred.

The entire process can take anywhere from one to three months, depending on the complexity of the transaction and the efficiency of the parties involved.

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Are there any restrictions on renting out property owned by foreigners?

Foreigners can rent out their properties in Jakarta, but they must comply with local regulations and tax obligations.

Rental income is subject to a withholding tax of 20% for non-resident taxpayers, which is deducted by the tenant or property manager.

It is advisable to work with a local property management company to ensure compliance with all legal and tax requirements.

What are the current property market trends in Jakarta?

The Jakarta property market has seen fluctuations, with a recent trend towards increased demand for affordable housing and apartments.

Property prices in Jakarta have grown at an average rate of 5% to 7% annually over the past few years, although this can vary by location and property type.

Investors are increasingly interested in areas with infrastructure development, such as those near new MRT lines and business districts.

What are the risks involved in buying property in Jakarta?

One of the main risks is the potential for legal disputes over land ownership, as land titles can sometimes be unclear or contested.

Foreign buyers should also be aware of currency exchange risks, as fluctuations in the Indonesian Rupiah can affect the value of their investment.

Additionally, changes in government regulations regarding foreign ownership could impact the ability to buy or sell property in the future.

How does the property tax system work in Jakarta?

Property owners in Jakarta are required to pay an annual property tax, known as PBB (Pajak Bumi dan Bangunan), which is based on the assessed value of the property.

The tax rate is generally 0.5% of the property's assessed value, but this can vary depending on the property's location and use.

Failure to pay property taxes can result in penalties and legal action, so it is important to stay current with tax obligations.

What should I consider when choosing a location in Jakarta?

When choosing a location, consider factors such as proximity to work, schools, and amenities, as well as the area's infrastructure and development plans.

Traffic congestion is a significant issue in Jakarta, so access to public transportation, such as the MRT or TransJakarta bus system, can be a major advantage.

Neighborhood safety and the potential for future property value appreciation are also important considerations for buyers.

What legal assistance is recommended for foreign buyers?

It is highly recommended that foreign buyers engage a reputable local lawyer or notary to assist with the property purchase process.

A legal professional can help navigate the complexities of Indonesian property law and ensure that all necessary documents and permits are in order.

They can also provide valuable advice on structuring the purchase to comply with local regulations and protect the buyer's interests.

How can I ensure the property I am buying is legitimate?

Conducting thorough due diligence is crucial, which includes verifying the property's title, checking for any encumbrances, and ensuring the seller has the legal right to sell.

Engaging a notary to perform a title search and confirm the property's legal status is a standard practice in Indonesia.

Additionally, visiting the property and speaking with neighbors or local authorities can provide insights into any potential issues or disputes.