Hak Sewa leasehold inventory
Hak Sewa leasehold is the practical title path for most foreign buyers. Here are the listings on our shortlist.
Leasehold is not a compromise. It is the structure. Indonesia does not allow direct freehold (Hak Milik) ownership by foreigners. The two practical paths are Hak Sewa leasehold (typically 25–30 years with negotiated extension) and PT PMA company structure with HGB rights (up to 80 years effective). For most single-asset foreign buyers under USD 500,000, leasehold is the cleaner, faster, and lower-overhead option.
The trade is structural: leasehold value decays as the remaining term shortens, so the underwriting must price the lease-compression curve into the resale exit. A 25-year lease at purchase is a 12-year lease at resale in year 13. The extension clause and its enforceability are the dominant value driver.
Every listing below has its remaining term and extension structure noted in the editorial review. Read the 12-point leasehold checklist before deposit. Or send any specific listing for a written 24-hour editorial dossier.
Bukit · 500 m from Melasti Beach
$185,000 · 1-bedroom · 50 sqm
A delivered, fully-operational resort complex within walking distance of one of Bukit’s best-rated beaches. The rarity here is operational completeness: most Bukit inventory at thi…
Uluwatu · 200 m from Uluwatu Beach
$98,890 – $219,890 · studios to 2-BR · 27–60 sqm
An amenity-dense mixed-use block 200 m from Uluwatu Beach. The strongest version of the pitch is the amenity stack – if it holds operational quality after year three, the building …
Bukit
$4,000 per sqm · villa · 75–133 sqm · freehold option +$1,000/sqm
The differentiator here is the landscape, not the villa. Park-city masterplans in Bukit can either deliver the long-tail value they promise or devolve into under-maintained common …
Canggu · Batu Bolong
$110,000 · 1-bedroom · 35–37 sqm
This is the cleanest “set-and-forget” unit in the current shortlist. The operator does everything; you receive net-of-fees distributions. The cost of that simplicity is a 20%-of-in…
Bukit · Pandawa Beach
$200,000 · 2BR · 100 m² · 50-year leasehold included
Pandawa is the next belt of the Bukit growth corridor after Uluwatu saturated. XO Pandawa is positioned as a yield product (priced per unit, not per square metre) at a $200k entry …
Canggu · Berawa
$249,000 · 2BR · 104 m² · 22-year leasehold
A delivered 2-bedroom Berawa townhouse with documented operating history (8.9 Booking rating, professional management in place) at $249k. The short remaining lease (22 years) is th…
Canggu · Berawa (oceanfront line)
$310,000 · 2BR · 112 m² · 25-year lease w/ guaranteed extension
Berawa oceanfront-line product (300 m to beach) delivered 2025 by Breig Property Investment with 25-year lease and contractually guaranteed extension. The combination of near-beach…
Through a notarised AJB Hak Sewa deed registered at BPN (the national land registry) against the underlying SHM or HGB title. The lease creates a third-party-enforceable encumbrance on the land, separate from a simple rental contract. Without BPN registration, the lease is contractual only and vulnerable to inheritance disputes or competing claims.
25 years remaining is the industry default for foreign-buyer underwriting. Anything below 18–20 years compresses resale value materially. Anything above 28 years is in mature-leasehold territory and trades closer to PT PMA pricing.
Yes, with a properly drafted extension clause in the notarised deed specifying: extension period, price or pricing formula, trigger window, and consequence if the landowner refuses. Without those four elements, "extendable" is marketing copy, not law.
Different risks. Leasehold has lease-compression risk (the term shortens over time). PT PMA has corporate-compliance risk (annual filings, capital requirements). For single-asset buyers under USD 500k, leasehold is the simpler structure. For multi-asset buyers above USD 500k, PT PMA usually wins.
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