Buying an Apartment in Indonesia 2026: Foreigner's Guide
Apartments (condos) offer one of the clearest legal paths for foreigners to own property in Indonesia. Here's your complete guide.
Can Foreigners Buy Apartments?
Foreigners can own apartments in Indonesia under certain conditions: - Must have valid KITAS or KITAP - Property must meet minimum price requirements - Must be in a strata title building approved for foreign ownership - Ownership is through Hak Milik Satuan Rumah Susun (HMSRS) or Hak Pakai strata
Strata Title Ownership
When you buy an apartment, you get:
What You Own
- The unit: Your specific apartment space
- Share of common property: Proportional ownership of shared facilities
- Membership rights: In the building management (P3SRS)
Common Property Includes
- Land the building sits on
- Structure and roof
- Corridors and lobbies
- Swimming pools and gyms
- Parking structures
- Gardens and common areas
Minimum Price Requirements
Government Regulation sets minimum values for foreign purchase:
Minimum Apartment Prices
By location (as of 2026)
| Feature | Jakarta Capital city | Bali Tourist destination | Other Major Cities Surabaya, Bandung, etc. | Other Areas Smaller cities |
|---|---|---|---|---|
| Apartment | IDR 3 billion | IDR 2 billion | IDR 1-2 billion | IDR 500M-1 billion |
| House | IDR 5 billion | IDR 5 billion | IDR 3-5 billion | IDR 2-3 billion |
| Notes | Premium prices | High demand | Varies by city | Lower thresholds |
Minimum prices are set by local government and can change. Always verify current requirements for your specific location before purchasing.
Purchase Process
Apartment Buying Journey
From search to ownership
Documents Needed
Apartment Purchase Documents
What you need to buy
identity
tax
financial
Costs Breakdown
Apartment Purchase Costs
Calculate total buying costs
Default Inputs
- Purchase Price (IDR)
- 3,000,000,000 IDR
Estimated Result
Estimated total
Seller also pays PPh 75M (2.5%)
Rp 3.181.000.000
What to Check
Building Due Diligence
- Developer track record
- Building completion status
- Strata title issued/pending
- Management company quality
- Foreign ownership allowed
Unit Due Diligence
- Title status (SHMSRS issued)
- Any encumbrances
- Handover condition
- Inclusions (furniture, etc.)
New from developer: May get strata title later (PPJB first) Resale: Should have strata title ready for transfer
Ongoing Costs
Monthly/Annual Fees
| Cost | Typical Range | Notes |
|---|---|---|
| Service charge | IDR 50-100k/sqm/month | Building maintenance |
| Sinking fund | IDR 10-30k/sqm/month | Major repairs reserve |
| PBB (property tax) | 0.1-0.3% of value/year | Annual tax |
| Insurance | Varies | Personal contents |
If Renting Out
- Rental income tax: 10% of gross rent
- Management fees: 10-20% of rent
Apartment Types
Apartment Categories
Options for foreign buyers
| Feature | Luxury High-Rise Premium buildings | Mid-Range Standard apartments | Serviced Apartment Hotel-like service | Condotel Condo-hotel hybrid |
|---|---|---|---|---|
| Price Range | IDR 3-20B+ | IDR 1-3B | IDR 2-10B | IDR 1-5B |
| Foreign Access | Yes | Check minimums | Yes | Check rules |
| Facilities | Full amenities | Basic-good | Full service | Hotel level |
| Rental | Good corporate | Local market | High yield | Pool management |
Common Questions
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