tintin

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Sep 13, 2005
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Akhirnya, Orang Asing Diizinkan Miliki Hunian di Indonesia
Selasa, 12 Januari 2016 | 14:15 WIB

JAKARTA, KOMPAS.com - Polemik tentang hukum pemilikan rumah tinggal atau hunian oleh orang asing tampaknya harus diakhiri.
Pasalnya, Presiden Joko Widodo (Jokowi) telah menandatangani Peraturan Pemerintah (PP) Nomor 103 Tahun 2015 tentang Pemilikan Rumah Tempat Tinggal atau Hunian oleh Orang Asing yang Berkedudukan di Indonesia pada Senin (22/12/2015).
Jokowi meneken PP tersebut berdasarkan pertimbangan untuk lebih memberikan kepastian hukum pemilikan rumah tempat tinggal atau hunian oleh orang asing yang berkedudukan di Indonesia.
Dalam PP itu disebutkan, yang dimaksud Orang Asing yang berkedudukan di Indonesia (selanjutnya disebut Orang Asing) adalah orang yang bukan Warga Negara Indonesia (WNI) yang keberadaannya memberikan manfaat, melakukan usaha, bekerja, atau berinvestasi di Indonesia.
“Orang Asing dapat memiliki rumah untuk tempat tinggal atau hunian dengan Hak Pakai,” bunyi Pasal 2 ayat (1) PP ini.
Orang Asing yang dapat memiliki rumah tempat tinggal atau hunian sebagaimana dimaksud adalah Orang Asing pemegang izin tinggal di Indonesia sesuai dengan ketentuan peraturan perundang-undangan.
Dalam hal Orang Asing meninggal dunia, menurut PP ini, rumah tempat tinggal atau hunian sebagaimana dimaksud dapat diwariskan. Ahli waris sebagaimana dimaksud harus mempunyai izin tinggal di Indonesia sesuai dengan ketentuan peraturan perundang-undangan.
PP ini juga menegaskan, bahwa WNI yang melaksanakan perkawinan dengan Orang Asing dapat memiliki hak atas tanah yang sama dengan WNI lainnya.
“Hak atas tanah sebagaimana dimaksud, bukan merupakan harta bersama yang dibuktikan dengan perjanjian pemisahan harta antara suami dan istri, yang dibuat dengan akta notaris,” bunyi Pasal 3 ayat (2) PP ini.
Jenis hunian
Adapun rumah tempat tinggal atau hunian yang dapat dimiliki oleh Orang Asing sebagaimana dimaksud merupakan:
a. Rumah Tunggal di atas tanah:
1. Hak Pakai; atau
2. Hak Pakai di atas Hak Milik yang dikuasai berdasarkan perjanjian pemberian Hak Pakai di atas Hak Milik dengan akta Pejabat Pembuat Akta Tanah.

b. Sarusun (satuan rumah susun) yang dibangun di atas bidang tanah Hak Pakai.
Menurut PP ini, Rumah Tunggal di atas tanah Hak Pakai yang dapat dimiliki Orang Asing diberikan untuk jangka waktu 30 (tiga puluh) tahun, dan dapat diperpanjang untuk jangka waktu 20 (dua puluh) tahun.
Dalam hal jangka waktu perpanjangan sebagaimana dimaksud berakhir, Hak Pakai dapat diperbarui untuk jangka waktu 30 (tiga puluh) tahun.
Adapun Rumah Tunggal di atas tanah Hak Pakai di atas Hak Milik yang dikuasai berdasarkan perjanjian sebagaimana dimaksud diberikan Hak Pakai untuk jangka waktu yang disepakati tidak lebih lama dari 30 (tiga puluh) tahun.
Hak Pakai dapat diperpanjang untuk jangka waktu paling lama 20 (dua puluh) tahun sesuai kesepakatan dengan pemegang hak atas tanah, dan dapat diperbaharui untuk jangka waktu paling lama 30 (tiga puluh) tahun sesuai kesepakatan dengan pemegang hak atas tanah.
“Perpanjangan dan pembaharuan sebagaimana dimaksud dilaksanakan sepanjang Orang Asing masih memiliki izin tinggal di Indonesia,” bunyi Pasal 8 Peraturan Pemerintah Nomor 103 Tahun 2015 itu.
Wajib melepas
PP Nomor 103 Tahun 2015 ini juga menegaskan, apabila Orang Asing atau ahli waris yang merupakan Orang Asing yang memiliki rumah di atas tanah Hak Pakai atau berdasarkan perjanjian dengan pemegang hak atas tanah tidak lagi berkedudukan di Indonesia, dalam jangka waktu 1 (satu) tahun wajib melepaskan atau mengalihkan hak atas rumah dan tanahnya kepada pihak lain yang memenuhi syarat.
Apabila dalam jangka waktu sebagaimana dimaksud (1 tahun) hak atas rumah dan tanahnya tersebut belum dilepaskan atau dialihkan kepada pihak lain yang memenuhi syarat, menurut PP ini, rumah dilelang oleh Negara, dalam hal dibangun di atas tanah Hak Pakai atas tanah Negara.
Rumah tersebut menjadi milik pemegang hak atas tanah yang bersangkutan, dalam hal rumah tersebut dibangun di atas tanah berdasarkan perjanjian sebagaimana dimaksud.
“Hasil lelang sebagaimana dimaksud pada ayat (2) huruf a menjadi hak dari bekas pemegang hak,” bunyi Pasal 10 ayat (3) PP ini.
Ketentuan lebih lanjut mengenai tata cara pemberian, pelepasan, atau pengalihan hak atas pemilikan rumah tempat tinggal atau hunian oleh Orang Asing, diatur dengan peraturan menteri/kepala badan yang menyelenggarakan urusan pemerintahan di bidang agraria.
Peraturan Pemerintah ini mulai berlaku pada tanggal diundangkan 28 Desember 2015, oleh Menteri Hukum dan HAM Yasonna H Laoly.
 

Markit

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Sep 3, 2007
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Tintin thank you for printing this. I/we had seen this a couple of days ago but along with most others that have the luck to live here we/I have adopted a "wait and see" attitude to all government pronouncements. They have the strange habit of changing in mid stream and on top of that tend to be very poorly written (as this one seems to be) with many ambiguities and unexplained points that will make it all very indefinite.

Before I shout "Yahooo" on any concrete changes in the occupancy/possession law I'm gonna wait and see.

The only major difference I can see is the heritable option of leasehold property but for our kiddies to take advantage of that they would have to physically live here too. Not sure that will be an option.

We'll see.
 

geedee

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Feb 1, 2014
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Sydney
Tintin thank you for printing this. I/we had seen this a couple of days ago but along with most others that have the luck to live here we/I have adopted a "wait and see" attitude to all government pronouncements. They have the strange habit of changing in mid stream and on top of that tend to be very poorly written (as this one seems to be) with many ambiguities and unexplained points that will make it all very indefinite.

Before I shout "Yahooo" on any concrete changes in the occupancy/possession law I'm gonna wait and see.

The only major difference I can see is the heritable option of leasehold property but for our kiddies to take advantage of that they would have to physically live here too. Not sure that will be an option.

We'll see.

Can you actually read and translate this?
I'm impressed I thought your Indonesian was limited
 

Markit

Well-Known Member
Sep 3, 2007
9,317
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Karangasem, Bali
See! People never suspect what blinding brilliance hides in such a small (but, admittedly handsome) shell.

Take text and copy, then open Google Translate and paste it there... TaDa!


Finally, Strangers Allowed Have Occupancy in Indonesia
Tuesday, January 12, 2016 | 14:15 pm
JAKARTA, KOMPAS.com - Debate about the legal ownership of a house or dwelling by strangers seem to be terminated.
Because the President Joko Widodo (Jokowi) has signed Government Regulation (PP) No. 103 of 2015 concerning Home Ownership Housing or Residential by Stranger Domiciled in Indonesia on Monday (22/12/2015).
Jokowi signed the regulation under consideration to give more legal certainty dwelling house ownership or occupancy by foreigners domiciled in Indonesia.
In PP mentioned, referred foreigners domiciled in Indonesia (hereinafter called the foreigner) is a person who is not a citizen of Indonesia (citizen) whose existence benefit, do business, work or invest in Indonesia.
"Foreigners can own a house for a residence or dwelling with the right to use," reads Article 2 paragraph (1) of this Regulation.
Foreigners can have a residence or dwelling house referred to is a Foreigner holders of residence permit in Indonesia in accordance with the provisions of the legislation.
In the case of Stranger died, according to this regulation, homes or shelters as intended can be inherited. Heir referred must have permission to stay in Indonesia in accordance with the provisions of the legislation.
PP is also emphasized that citizens who carry out marriage with Strangers can have the same rights to land with another citizen.
"Land rights as mentioned, is not a property that is evidenced by the separation agreement property between husband and wife, which is made by notarial deed," reads Article 3 paragraph (2) of this Regulation.
Type of dwelling
As for the dwelling house or dwelling that can be owned by Foreigners referred to is:
a. Single house above the ground:
1. Right to Use; or
2. Use Right above Hak controlled under an agreement granting right to use the above Hak by deed Land Deed Officer.
b. Sarusun (apartment units) were built on plots of land Right to Use.
According to this regulation, Single house on the land-use rights can have a Foreigner granted for a period of 30 (thirty) years, and may be extended for a period of 20 (twenty) years.
In the case of an extension period referred to expire, Right of Use may be renewed for a period of 30 (thirty) years.
The house is on the ground Single Use Right above Hak controlled under an agreement referred granted right to use for an agreed period not longer than 30 (thirty) years.
Right of Use may be extended for a maximum period of 20 (twenty) years as agreed with the holders of rights to land, and can be renewed for a maximum period of 30 (thirty) years as agreed with holders of land rights.
"The extension and renewal referred implemented throughout foreigner still has a residence permit in Indonesia," the wording of Article 8 of Government Regulation No. 103 of 2015 was.
Mandatory release
Regulation No. 103 of 2015 is also confirmed, if the foreigner or heirs are Foreigners who have a home on the land Right to Use or pursuant to an agreement with the holders of land rights is no longer domiciled in Indonesia, within a period of one (1) year mandatory release or transfer rights to their homes and land to others who qualify.
If within the period referred to (1 year old) house and land rights have not been released or transferred to another party who qualify, according to this regulation, the house was auctioned by the State, in a case built on the land-use rights on State lands.
The house belongs to the holder of the rights to the land in question, in which case the house is built on land under the agreement as intended.
"The results of the auction referred to in paragraph (2) letter a the rights of former holders of rights," reads Article 10 paragraph (3) of this Regulation.
Further provisions on the procedures for granting, release, or transfer of rights to ownership of homes or shelters by Foreigners, regulated by ministerial regulation / agency heads who held government affairs in the agrarian field.
This regulation comes into force on the date of enactment December 28, 2015, by the Minister of Law and Human Rights Yasonna H Laoly.
 

SusanSydney

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Feb 8, 2015
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Reg 13 of 2016 - the clarification of the December regulation!

Thanks very much for this. This is the new regulation that's there to help implement the regulation they passed in December.

It's got some things in it that surprised me! Maybe they've been talking to the Australian Labor Party (ALP) because now it says we may only buy NEW properties - not properties that have been in anyone else's name.

It also clarifies the minimum value of the place - in Bali, 3 billion for a house and 2 billion for an apartment.

Otherwise I think it's pretty much as it looked to be a few months ago. Am on my Ipad at the moment so can't see the original regulation so am trusting this site's summary

http://en.hukumonline.com/pages/lt5...-ownership-by-foreign-citizens-finally-issued
 
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SusanSydney

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Feb 8, 2015
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Oh, now I see Tintin's post was originally in January! But the thread got revived by Jorucel, presumably because of the new reg that has just been issued the other day? The new reg from the other day is the one I have referred to above.
 

Markit

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Sep 3, 2007
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Karangasem, Bali
The new reg also says the house/apartment can only be bought from either the government or a developer.

What is a "developer"? For that matter what it the "government" in this case? Didn't ever hear of the Indonesian government estate agency, anyone else?

This will run and run...
 

SusanSydney

Member
Feb 8, 2015
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Yep, lots to chew over here! I was planning to lease a block of land and build myself. I'll be researching for years to work out how that's going to fit in to the legal landscape. Fun.
 

Markit

Well-Known Member
Sep 3, 2007
9,317
1,110
113
Karangasem, Bali
Yep, lots to chew over here! I was planning to lease a block of land and build myself. I'll be researching for years to work out how that's going to fit in to the legal landscape. Fun.

Susan if I had it all to do again I'd lease a piece of land bordering a rice field near (not on it!) the beach. Then put up something I'd designed in either wood and/or bamboo with the help of some local bamboo guys.

You can make anything you can imagine here and because it's not got any concrete or bricks you wouldn't need an IMB (building permit).

Secure your access when you "buy" the land and have that noted with the Kepala Desa and your notary helping with the leasehold and really not much can go wrong.