balipropertyguidePermen ATR/BPN 18/2021 in English: where a foreigner’s limits get their numbers
PP 18/2021 says there are limits on a foreigner’s home. This ministerial regulation says what they are — except the one it hands to a decision nobody publishes.
Permen ATR/BPN 18/2021, the articles a foreign buyer meets
PP 18/2021 says a foreigner may own a home and that there are limits. This ministerial regulation is where the limits get their numbers, where conversion is required, and where the paperwork for extending a right is listed. These are the articles that reach a foreign buyer, in order.
| Article | What it decides | Used on |
|---|---|---|
| Permen ATR/BPN 18/2021, preamble | It implements arts. 18, 33, 48, 63, 65(3) and 73 of PP 18/2021. | PP 18/2021 |
| Permen ATR/BPN 18/2021 art. 114(1)(b)(1) | Evidence for an unregistered parcel: a certificate, or one of the listed alternatives, or a witnessed statement of physical possession. | buying land |
| Permen ATR/BPN 18/2021 art. 125(1)(a)(2) | A foreigner extending hak pakai over State land files a visa, passport or stay permit. | hak pakai explained |
| Permen ATR/BPN 18/2021 art. 125(1)(b)(2) | The extension file also needs a land-registration statement (SKPT) or a land-information service result. | checking a certificate |
| Permen ATR/BPN 18/2021 art. 158(2) | A foreigner may apply only for a change of hak milik or HGB into hak pakai — nothing else. | certificates |
| Permen ATR/BPN 18/2021 art. 185 | What a foreigner may own: a home — a landed house, or a strata unit. | buying land |
| Permen ATR/BPN 18/2021 art. 186(1)(a)(1) | A landed house: luxury category only. | buying land |
| Permen ATR/BPN 18/2021 art. 186(1)(a)(2) | Parcels: one parcel per person or family. | buying land |
| Permen ATR/BPN 18/2021 art. 186(1)(a)(3) | Land area, at most 2,000 m². | buying land |
| Permen ATR/BPN 18/2021 art. 186(1)(b) | A strata unit: only commercial-category strata units. | Sanur |
| Permen ATR/BPN 18/2021 art. 186(2) | More than one parcel or 2,000 m² needs ministerial permission. | buying land |
| Permen ATR/BPN 18/2021 art. 186(3) | The limits do not apply to foreign state and international-body representations. | — |
| Permen ATR/BPN 18/2021 art. 187(1) | A foreigner’s home may be acquired by sale, gift, exchange, auction or another act transferring the right. | how a purchase runs |
| Permen ATR/BPN 18/2021 art. 187(2) | The price limit concerns the purchase of a new or an existing house or unit. | the missing decision |
| Permen ATR/BPN 18/2021 art. 187(3) | A house on hak milik or HGB must be converted to hak pakai. | certificates |
| PP 18/2021 art. 67(1)(c); Permen ATR/BPN 18/2021 art. 188(1) | A foreigner’s strata unit on hak pakai or HGB land gets strata title — yes. | Sanur |
| Permen ATR/BPN 18/2021 art. 188(2)-(3) | On HGB land, the foreigner’s share covers the common parts and common fixtures, but not the common land — while the obligations on that land stay with the foreigner. | Sanur |
The four limits, with their numbers
A foreigner may own a home — a landed house, or a strata unit (Permen ATR/BPN 18/2021 art. 185). For a landed house the limits are luxury category only, one parcel per person or family and land of at most 2,000 m² (Permen ATR/BPN 18/2021 art. 186(1)(a)(3)); for a strata unit, commercial-category strata units (Permen ATR/BPN 18/2021 art. 186(1)(b)). More than one parcel or more than 2,000 m² needs ministerial permission (Permen ATR/BPN 18/2021 art. 186(2)), on a showing of positive economic and social impact. The limits do not apply to foreign state and international-body representations.
The price limit is the one without a number. The Permen says the price is set by a Ministerial Decision (Permen ATR/BPN 18/2021 art. 187(2)), and that decision is not in the national database. Every Bali site that prints a minimum price is quoting something other than this regulation.
Conversion, and the only conversion a foreigner may ask for
When a foreigner acquires a landed house on hak milik or HGB, it must be converted to hak pakai (Permen ATR/BPN 18/2021 art. 187(3)). And the only change of right a foreigner may apply for is a change of hak milik or HGB into hak pakai — nothing else (Permen ATR/BPN 18/2021 art. 158(2)). The two articles close the same door from both sides.
Strata on HGB land: a share without the land
A foreigner’s unit gets strata title (PP 18/2021 art. 67(1)(c); Permen ATR/BPN 18/2021 art. 188(1)). Where the building stands on HGB land, the foreigner’s proportional share covers the common parts and common fixtures, but not the common land — while the obligations on that land stay with the foreigner (Permen ATR/BPN 18/2021 art. 188(2)-(3)). Service charges and the building’s obligations on its land are therefore still yours, even though the land share is not. Strata title in Sanur.
Keeping the right: the extension file
For hak pakai over State land, article 125(1) lists what an extension or renewal application must carry. For a foreign applicant that includes a visa, passport or stay permit (Permen ATR/BPN 18/2021 art. 125(1)(a)(2)), and for the land, the certificate and a land-registration statement (SKPT) or a land-information service result (Permen ATR/BPN 18/2021 art. 125(1)(b)(2)). The immigration document is the part that catches people: at year 30, and again at year 50, the holder has to be lawfully present to keep the right going. Hak pakai in full.
This is commentary, not a translation, and not legal advice. We quote the operative words of the articles we cite; the official Indonesian text on JDIH BPK is the authority.
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Questions on this page
What is Permen ATR/BPN 18/2021?
The Regulation of the Minister of Agrarian Affairs and Spatial Planning / Head of the National Land Agency No. 18 of 2021 on the Procedure for Establishing Management Rights and Land Rights. Its preamble says it implements articles 18, 33, 48, 63, 65(3) and 73 of PP 18/2021, and its articles 185-188 set the detailed rules on a foreigner's home.
What are the limits on a foreigner's house in Bali?
Under Permen ATR/BPN 18/2021 article 186(1)(a): a house in the luxury category, one parcel per person or family, and land of at most 2,000 m². Article 186(2) allows more with the minister's permission where there is a positive economic and social impact. For strata units, only the commercial category (art. 186(1)(b)).
Can a foreigner convert hak milik to hak pakai?
Yes — that is the only change of right a foreigner may apply for. Article 158(2) limits applications by foreigners and foreign entities domiciled in Indonesia to changing hak milik or HGB into hak pakai, and article 187(3) requires that change when a foreigner acquires a landed house held under hak milik or HGB.
What does a foreigner need to extend hak pakai?
For hak pakai over State land, article 125(1) lists the application documents, including — for a foreign applicant — a visa, passport or stay permit, and a land-registration statement (SKPT) or land-information service result.
Is there a minimum price for foreigners in Permen 18/2021?
The Permen says the price of a home a foreigner may acquire is set by a Ministerial Decision (art. 187(2)). That decision is not in the national legal database we read from, so we do not quote a figure.
Sources cited on this page
Every rule above was read in the Indonesian original on 20 September 2026, not from an English summary. How we check this.