balipropertyguidePP 19/2021, as amended by PP 39/2023: land acquisition for public use, step by step
The law says the State may take land and must pay. The regulation sets the clock — and several of its deadlines are 14 days.
PP 19/2021 as amended, step by step with its clock
Law 2/2012 says the State may take land for public use and must pay fairly. This regulation sets the procedure and, above all, the deadlines — several of them only 14 days long. An owner, or a foreign leaseholder whose villa sits on the land, who misses one has lost the step.
| Article | What it decides | Used on |
|---|---|---|
| PP 19/2021 art. 1(1), as amended by PP 39/2023 | The acquiring body may be State bodies, ministries, regional governments, the Land Bank, and state or regional enterprises with a special assignment, or a business entity acting for one of them under agreement. | — |
| PP 19/2021 art. 2 | Public-interest purposes: 24 categories, from roads, toll roads and ports to tourism estates initiated or controlled by government or state enterprises. | — |
| PP 19/2021 art. 1(5), as amended by PP 39/2023 | What is acquired: land, the space above and below it, buildings, plants, objects related to land, or other things that can be valued. | — |
| PP 19/2021 art. 29(6) | Public consultation lasts at most 60 days. | — |
| PP 19/2021 art. 44(2) | The governor's location decision comes within 14 days of the application. | — |
| PP 19/2021 art. 46(1) | The location decision is valid for 3 years, extendable once by at most 1 year. | — |
| PP 19/2021 art. 65(1) | Object to the inventory within 14 days from the announcement of the inventory results. | — |
| PP 19/2021 art. 68(3), as amended by PP 39/2023 | The appraiser reports within 30 days from receiving the documents. | — |
| PP 19/2021 art. 69(2)-(3), as amended by PP 39/2023 | The value is a single value per parcel, final and binding. | — |
| PP 19/2021 art. 75(1) | If no agreement, go to the local district court within 14 days of the signed consultation record. | — |
| PP 19/2021 (JDIH BPK status: Mencabut) | Replaced: Perpres 71/2012 on land acquisition and its amendments. | — |
Who can acquire, and for what
The acquiring body is one of State bodies, ministries, regional governments, the Land Bank, and state or regional enterprises with a special assignment, or a business entity acting for one of them under agreement (PP 19/2021 art. 1(1), as amended by PP 39/2023). The purposes are 24 categories, from roads, toll roads and ports to tourism estates initiated or controlled by government or state enterprises (PP 19/2021 art. 2). What is acquired is not only the land: it is land, the space above and below it, buildings, plants, objects related to land, or other things that can be valued (PP 19/2021 art. 1(5), as amended by PP 39/2023). An HGB holder’s own duties include to release the land right, in part or in whole, where it is used for development in the public interest (PP 18/2021 art. 42(e)).
The clock, from consultation to court
| Step | Deadline | Source |
|---|---|---|
| Initial data collection on the site | 30 days from the signed record of the socialization | PP 19/2021 art. 27(1)-(2) |
| Public consultation on the site | at most 60 days | PP 19/2021 art. 29(6) |
| If people object to the site | a repeat public consultation within 30 days | PP 19/2021 art. 33(1)-(2) |
| Governor decides a remaining objection | within 14 days of receiving the objection | PP 19/2021 art. 38 |
| Governor issues the location decision | within 14 days of the application | PP 19/2021 art. 44(2) |
| Location decision valid for | 3 years, extendable once by at most 1 year | PP 19/2021 art. 46(1) |
| Parcel map and list of owners | announced at the village, district office and site for at most 14 days | PP 19/2021 art. 64(1) |
| Owner objects to the inventory | 14 days from the announcement of the inventory results | PP 19/2021 art. 65(1) |
| Appraiser values each parcel | 30 days from receiving the documents | PP 19/2021 art. 68(3), as amended by PP 39/2023 |
| Consultation on the form of compensation | within 30 days of the appraisal reaching the acquisition chair | PP 19/2021 art. 71(1), as amended by PP 39/2023 |
| Owner goes to court | to the local district court within 14 days of the signed consultation record | PP 19/2021 art. 75(1) |
| Court decides | within 30 days | PP 19/2021 art. 75(2) |
| Cassation | cassation to the Supreme Court within 14 days, decided within 30 days | PP 19/2021 art. 75(3)-(4) |
Days are as the regulation counts them. Objections to the site go through a study team of a study team chaired by the provincial secretary, with the regional land office, regional planning, the regional Law Ministry office, the regent or mayor, and an academic (PP 19/2021 art. 34(2)-(3)).
The value, and what is negotiable
Each parcel is valued by an appraiser, a public appraiser or a government appraiser (PP 19/2021 art. 68(1), as amended by PP 39/2023), covering land, space above and below it, buildings, plants, objects related to land, and other losses that can be valued (PP 19/2021 art. 68(1), as amended by PP 39/2023). The figure is the value at the announcement of the location decision, taking account of the waiting time until payment (PP 19/2021 art. 69(1), as amended by PP 39/2023), and it is a single value per parcel, final and binding (PP 19/2021 art. 69(2)-(3), as amended by PP 39/2023). The consultation that follows is about the form of compensation, which must be equal in nominal value to the appraiser's figure, whether one form or a combination (PP 19/2021 art. 76(2), as amended by PP 39/2023). Replacement land is given for and in the name of the entitled party (PP 19/2021 art. 79(2), as amended by PP 39/2023).
The value date is the reason a purchase near an announced project is priced on the announcement, not on later rises. Law 2/2012, the principles and who is paid.
Attendance matters
An owner may give only one proxy for all parcels in one acquisition site (PP 19/2021 art. 73(2)). One who is invited three times and neither comes nor sends a proxy is deemed to agree to the form of compensation set by the acquisition team (PP 19/2021 art. 73(3)). Money compensation can also be deposited with the court: the acquiring body applies to the head of the district court for the area of the project (PP 19/2021 art. 89(1), as amended by PP 39/2023).
A leaseholder’s position
The “entitled party” is the party that controls or owns the object of acquisition (Law 2/2012 art. 1(3)). Whether a foreign lessee of Balinese land is paid separately for its villa, or only through the landowner, is a question of the lease wording and the inventory — which is why the 14-day inventory objection matters to a lessee. Our reading; the regulation does not mention leases. Leasehold explained.
PP 19/2021 was signed on 2 February 2021 (PP 19/2021, signature block) and replaced Perpres 71/2012 on land acquisition and its amendments (PP 19/2021 (JDIH BPK status: Mencabut)); PP 39/2023 amended it on 25 July 2023 (PP 39/2023, signature block).
This is commentary on the official text, not legal advice. The ministerial regulation on land acquisition procedure is not on this page.
Buying near a planned project?
Five questions. Your details are the last step, never the first.
Your questions are ready to send
Here is what happens after you submit:
- Your answers go to businesses that advertise for Bali purchases.
- No more than three of them may contact you, using the details you gave.
- You decide who, if anyone, you reply to. You are committed to nothing.
We are not an agency, a notary or a law firm, and we do not rank or recommend anyone. Sending this creates no professional relationship.
Questions on this page
What is PP 19/2021?
Government Regulation 19/2021 on land acquisition for development in the public interest. It implements Law 2/2012 and sets the procedure and the deadlines: planning, preparation, public consultation, location decision, inventory, appraisal, consultation on the form of compensation, payment and hand-over. PP 39/2023 amended it.
How long do I have to object to the valuation of my land?
The amount is set by the appraiser and is final and binding (art. 69(3) as amended). What you can take to court is the form and/or amount where no agreement is reached in the consultation: to the district court within 14 days of the signed consultation record (art. 75(1)). The court decides within 30 days; cassation within 14 days (art. 75(2)-(3)).
Can a tourism project take my land in Bali?
Art. 2(v) lists tourism estates initiated or controlled by central or regional government or by state or regional enterprises. A private resort is not on the list.
What if I do not attend the consultation?
An entitled party invited properly three times who neither attends nor appoints a proxy is deemed to agree to the form of compensation set by the acquisition team (art. 73(3)).
Sources cited on this page
- PP 19/2021 — official text, JDIH BPK
- PP 39/2023 — official text, JDIH BPK
- PP 18/2021 art. 42
- Law 2/2012 art. 1
Every rule above was read in the Indonesian original on 20 September 2026, not from an English summary. How we check this.