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Why Sell with Indo-Properties.com?

Why Sell with Indo-Properties.com?

Achieving the best possible price for you property within a reasonable time-frame relies on several key elements.
At Indo-Properties.com, we know how to make your property stand out in a competitive marketplace.

As an independent and Bali based real estate agent group, Indo-Properties.com is in the perfect position to meet the expansive vision of the new Government’s program for tourism and infrastructure development which are now presenting tremendous opportunities for investors.

 

1. Marketing & Presentation

  •           Our experienced team spends a lot of time and energy with all aspects of marketing to help us present your property at its best potential.
  •           We create customised marketing plans to specifically suit your property.
  •           We constantly research buyer trends so we can focus on effective results-based marketing.
  •           We understand the importance of presentation and styling to make your property more marketable—and we are happy to assist you with this.
  •           We use the best photographers, copywriters and floor-planners, offering you top-class marketing tools for your campaign.
  •           Our websites: We believe the online marketing and presentations is very important.  We use a network of high quality websites usable for computer, tablets and smartphones  to promote your properties.
  •           Social Media: With our social media (Facebook, Twitter, YouTube, etc.) network we reach over 10.000 interested persons.

 

2. Our People:

  • Our dynamic Western-Indonesian team is devoted to providing the highest levels of customer service
  • Our agents have excellent knowledge of the local area and will provide you with a realistic valuation of your property.
  • We work in a team to promote your property
  • All of our team have many years experience in property, real estate, marketing, and sales business.
  • We do from sales through to rentals and development projects.
  • Values and ethics play a fundamental role in our company—this is why we always work hard to achieve the best for our valuable clients.
  • We will contribute to the well being of the larger community through the ‘We care. We share.’ program.
  • At the heart of our role we will never lose our sense of enjoyment, our passion for a job well done, our commitment to be our best and always value the opportunities we are entrusted with by our clients.

 

3. Facilities:

  • All of our offices put a great deal of energy into their work to make sure we deliver tangible results to our clients.
  • Our contacts to international and overseas buyers and investors will help you to find quick the perfect buyer.
  • Our Database:  We have created oneof  the most technologically advanced and comprehensive database in Indonesia. Once you give us the go ahead to list your property for sale, in just a few hours we are able to contact hundreds of potential buyers from all over the globe.
  • With our social media (Facebook, Twitter, YouTube, etc.) network we reach over 10.000 interested persons.
  • We have a network of agents and real estate specialists who love to promote, sell or rent out your property.

 

What we do:

  • Real Estate Consulting
  • Buying Property Services
  • Selling Property Services
  • Villa Rental Services

 

Submit your property here



Whatever your circumstances we offer the services you need and the dedicated teams you want, acting for individuals, companies and major institutions.
Please let us show you the exciting opportunities in Indonesia.

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10 Reasons why you should invest in a property now

1. You can get a good deal.
Especially if you play hardball. This is a buyer’s market. Most of the other buyers have now vanished, as the tax credits on purchases have just expired. We’re four to five years into the biggest housing bust in modern history.

2. Mortgages are cheap.
You can get a 30-year loan for around 4.3%. What’s not to like? These are the lowest rates on record. As recently as two years ago they were about 6.3%. That drop slashes your monthly repayment by a fifth. If inflation picks up, you won’t see these mortgage rates again in your lifetime. And if we get deflation, and rates fall further, you can refi.

3. You’ll save on taxes.
You can deduct the mortgage interest from your income taxes. You can deduct your real estate taxes. And you’ll get a tax break on capital gains–if any–when you sell. Sure, you’ll need to do your math. You’ll only get the income tax break if you itemize your deductions, and many people may be better off taking the standard deduction instead. The breaks are more valuable the more you earn, and the bigger your mortgage. But many people will find that these tax breaks mean owning costs them less, often a lot less, than renting.

4. It’ll be yours.
You can have the kitchen and bathrooms you want. You can move the walls, build an extension–zoning permitted–or paint everything bright orange. Few landlords are so indulgent; for renters, these types of changes are often impossible. You’ll feel better about your own place if you own it than if you rent. Many years ago, when I was working for a political campaign in England, I toured a working-class northern town. Mrs. Thatcher had just begun selling off public housing to the tenants. “You can tell the ones that have been bought,” said my local guide. “They’ve painted the front door. It’s the first thing people do when they buy.” It was a small sign that said something big.

5. You’ll get a better home.
In many parts of the country it can be really hard to find a good rental. All the best places are sold as condos. Money talks. Once again, this is a case by case issue: In Miami right now there are so many vacant luxury condos that owners will rent them out for a fraction of the cost of owning. But few places are so favored. Generally speaking, if you want the best home in the best neighborhood, you’re better off buying.

6. It offers some inflation protection.
No, it’s not perfect. But studies by Professor Karl “Chip” Case (of Case-Shiller), and others, suggest that over the long-term housing has tended to beat inflation by a couple of percentage points a year. That’s valuable inflation insurance, especially if you’re young and raising a family and thinking about the next 30 or 40 years. In the recent past, inflation-protected government bonds, or TIPS, offered an easier form of inflation insurance. But yields there have plummeted of late. That also makes homeownership look a little better by contrast.

7. It’s risk capital.
No, your home isn’t the stock market and you shouldn’t view it as the way to get rich. But if the economy does surprise us all and start booming, sooner or later real estate prices will head up again, too. One lesson from the last few years is that stocks are incredibly hard for most normal people to own in large quantities–for practical as well as psychological reasons. Equity in a home is another way of linking part of your portfolio to the long-term growth of the economy–if it happens–and still managing to sleep at night.

8. It’s forced savings.
If you can rent an apartment for $2,000 month instead of buying one for $2,400 a month, renting may make sense. But will you save that $400 for your future? A lot of people won’t. Most, I dare say. Once again, you have to do your math, but the part of your mortgage payment that goes to principal repayment isn’t a cost. You’re just paying yourself by building equity. As a forced monthly saving, it’s a good discipline.

9. There is a lot to choose from.
There is a glut of homes in most of the country. The National Association of Realtors puts the current inventory at around 4 million homes. That’s below last year’s peak, but well above typical levels, and enough for about a year’s worth of sales. More keeping coming onto the market, too, as the banks slowly unload their inventory of unsold properties. That means great choice, as well as great prices.

10. Sooner or later, the market will clear.
Demand and supply will meet. The population is forecast to grow by more than 100 million people over the next 40 years. That means maybe 40 million new households looking for homes. Meanwhile, this housing glut will work itself out. Many of the homes will be bought. But many more will simply be destroyed–either deliberately, or by inaction.

 

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Indonesia Property Law

Buying a property in Southeast Asia is often both an investment and a lifestyle decision, and Bali is one of the foremost destinations in the region to do so.
Let us outline some general aspects that a foreign property buyer should take into consideration when looking to invest in Bali, Indonesia.
Indonesia has a rather complex and strict regime of laws regulating foreign investment in property and land. It is essential for any buyer to be familiar with general legal principles and the acquisition options that are available to foreigners.

Indonesia has a rather complex and strict regime of laws regulating foreign investment in property and land. It is essential for any buyer to be familiar with general legal principles and the acquisition options that are available to foreigners.

General recommendations

When considering investing in a country with a legal framework very different from one’s home jurisdiction, it is crucial to have an impartial and independent legal counsel to conduct due diligence before making any substantial financial commitments beyond a fully refundable reservation deposit. Any deposit payments should be placed in a neutral third party’s account, which should preferably be controlled by the buyer’s advisor or agent.

Furthermore, it is essential to check the legality and title of the property. This will usually require checking: whether the person or agent offering the property for sale is the lawful owner or has full authority to deal with the land, that there is legal access from a public road to the property, that the relevant building permit (Izin Mendirikan Bangunan or IMB) or other local permits are in place to allow development, that there are no outstanding taxes owing, and that there are no restrictions on the usage of land that would prevent the buyer’s intended use.

The above checks should always be conducted by the buyer’s independent legal counsel in advance of any closing of an acquisition. In ordinary circumstances, such checks can be conducted within a period of about 30 days.

Freehold ownership (Hak Milik) of properties in Indonesia

It is important to note that only Indonesian nationals (not Indonesian companies) may own freehold title over land in their own name, such title usually being referred to as Hak Milik.

Having said that, based on current laws and regulations, there are essentially three options available for foreigners to acquire a lawful interest in property in Indonesia, which, from our perspective, are generally recommended to provide adequate legal protection.

Right of Use title (Hak Pakai)

One option for a foreigner who resides in Indonesia and wishes to acquire an interest in property is to acquire a title or usage right known as Hak Pakai (right of use). Foreign individuals who reside in Indonesia are generally eligible to hold Hak Pakai title, which would be acquired over the relevant land for an initial period of 25 years, extendable for up to another 20 years through a sale and purchase deed (Akta Jual Beli). The Hak Pakai right may be acquired from an Indonesian individual holding Hak Milik (freehold title), or from the state, in the event the freehold owner relinquished his freehold title over the land, in which case a standalone Hak Pakai title is created, with the name of the foreigner registered on such title.

It is important to note that under current regulations, the land office will require that the foreigner who wishes to register a Hak Pakai title in his/her name provides proof that the foreigner is residing in Indonesia, which requires that a foreigner holds a permit of stay in Indonesia (KITAS or KITAP). This means that under current laws and regulations, Hak Pakai title is generally not available for foreigners who only come to Indonesia as tourists.

Right to Build title (Hak Guna Bangunan or HGB)

Another option for foreigners looking at acquiring and developing a property in Indonesia is to acquire an interest in land under a title known as Hak Guna Bangunan or HGB (Right to Build) title through corporate ownership. HGB title allows an Indonesian company (not foreign individuals) to hold and develop a property for a period of 30 years, with a possible extension of 20 years and a subsequent renewal of another 30 years.

HGB title as a method of investment is feasible for acquisition and development of high-end properties as well as for structuring development projects, as it generally allows acquiring an interest in land through an investment company established under Indonesian law that, under certain conditions, may be up to 100% foreign owned.

Such a foreign-owned Indonesian limited liability company (commonly referred to as a PMA company) requires compliance with certain setup requirements, including ongoing reporting to the Indonesian Investment Coordinating Board (BKPM) and other Indonesian authorities. The establishment of a PMA company also requires investment of minimum funds as set by the BKPM, which is currently set at 10 Billion IDR, and also the obtaining of numerous licences at the national and regional levels. The process of establishing a PMA company in Jakarta requires about 3 months, and subsequently local licences must be obtained in the region where the property is located. It is important to note that using a PMA company for acquiring an individual property is not a permitted purpose under current foreign investment laws.

Long-term lease arrangement (Hak Sewa)

Alternatively, in particular for individual properties for private use, a foreigner may acquire a long-term leasehold right known as Hak Sewa. Such right is granted through a private lease agreement made with the registered freehold (Hak Milik) owner of the land. Typically, leasehold rights are granted for a term of 30 years, possibly with pre-agreed extension options. For any extension options, it is important that the rental for the extensions and the method of exercising the option to extend the lease are clearly agreed to in writing in order to avoid having to renegotiate prices at a later stage. A leasehold right (Hak Sewa) is typically transferable by the foreigner and remains valid in the event the landowner or the lessee die, in which case the lease is continued with the respective heirs of the parties until the end of the term.

Nominee arrangements

Even though properties in Indonesia – in particular Bali – are sometimes advertised as freehold, the reality is that foreigners cannot own land under freehold (Hak Milik) title in Indonesia. The practice that foreigners may attempt to use a local Indonesian citizen as a nominee to hold the freehold title on their behalf and for their sole benefit usually involves a number of documents, including a loan agreement and mortgage against the land, powers of attorney to deal with the land in any respect, and other documents theoretically authorising the foreigner to dispose of and deal with the freehold title, without permission or involvement of the Indonesian nominee.

It is important to note that under Indonesian law such nominee arrangements are illegal and void (Art. 26 of Law no. 5 of 1960 regarding the Agrarian Code), and include the consequence of losing the property without any rights for compensation. Therefore, even though it may still be seen that nominee arrangements to acquire an interest in property are advertised, it is not advisable for any foreigner interested in buying property in Indonesia to adopt such practice.  (We not recommended this option)

The different role of notaries (PPAT) and lawyers in relation to a property transaction in Indonesia

Indonesian law provides that any transaction relating to the transfer of ownership rights or registered entitlements over land must be drawn up and processed before a Land Deed Official (Pejabat Pembuat Akta Tanah or PPAT). A PPAT is a public official who is granted the authority to draw up authentic deeds regarding certain legal actions or transactions in relation to land, which are subsequently registered with the appropriate Land Office (Badan Pertanahan Nasional or BPN). The working territory of a PPAT, i.e. the authority to process land transactions, is always limited to a certain district and region.

Prior to concluding any land transaction, the PPAT is obliged under law to conduct general research regarding the land and/or building. The PPAT would verify the documentation provided by a seller with the official records at the Land Office (BPN). Generally, the checks would include confirming the legal status of the land – namely the details contained in the land certificate such as status of title, location, owner, land size or encumbrances – and the PPAT would also check up-to-date payment of certain, but not all, land and building taxes in relation to the property.

Thus at first glance, it seems that the most important aspects in relation to a property transaction would be covered by the PPAT’s work. However, it is important to note that the PPAT is not a legal representative in a property transaction, but that the PPAT’s obligation is to process a transaction as a neutral and public official in accordance with prevailing land laws and regulations. Generally, a PPAT, usually designated by the seller or an agent, would therefore not provide specific legal advice to a buyer. Also, when acquiring property in Indonesia, besides the general mandatory checks conducted by the PPAT, there are numerous additional circumstances that may come up in relation to a property acquisition that should be investigated by a prudent and diligent buyer of a property.

In relation to a property transaction in Indonesia, it is strongly advisable to conduct additional and specific checks beyond the general checks a PPAT would carry out. For example, a litigation check regarding the owner and seller of a property for sale should be conducted to ensure that the property is not at risk of becoming subject to a possible claim by third parties. Legally protected and unhindered access should be checked, as well as proper payment of certain taxes levied on a property, such as construction tax, which could otherwise become an unexpected major liability of a new owner. In emerging markets, compliance of a building with the actual building permit and public zoning plan should also be confirmed prior to executing any property transaction.

Summary

It is generally possible and feasible for foreign buyers and investors to lawfully acquire an interest in property in Indonesia. Any person looking at buying a property should seek independent legal advice to determine the most appropriate method of purchase for their personal circumstances or investment purposes.

 


 

 

 

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Indonesia’s property price rises slowing

Indonesia’s property market is now slowing, despite robust economic growth, helped by market-cooling measures imposed by the authorities.   True, Indonesia’s residential property price index (14 major cities) rose by 7.88% during the year to end-Q2 2014, but this is a significant slowdown on 12.11% year-on-year price increases during the same period last year (all figures from Bank Indonesia).   Look at it this way: when adjusted for inflation property prices rose during the past year by just 1.19%.

Nominal property price figures can be particularly misleading in Indonesia, because inflation has been high, and remains high. Residential property has been attractive to rich Indonesians and others partly as a protection against inflation.

All Indonesia’s major cities saw nominal property price rises. Makassar led the market with house price increases of 19.28% (11.89% inflation-adjusted) during the year to Q2 2014. It was followed by Manado (13.36% nominal), Surabaya (12.78%), Denpasar (10.16%), Bandar Lampung (9.37%), Banjarmasin (7.81%), Palembang (7.34%), Bandung (7.25%), and Jabodebek-Banten (6.87%).

Jakarta had a y-o-y price-increase after-inflation of only 0.25%.

Jakarta is classified by Bank Indonesia under Jabodebek-Banten, which includes Jakarta’s component cities (acronym: Jakarta, Bogor, Depok and Bekasi).

Many cities registered nominal price rises so small that in fact they were actually declines in value, in real terms, including Padang (4.33%), Yogyakarta (4.07%), Medan (3.99%), Semarang (2.5%), and Pontianak (1.69%).  All these apparent house price rises actually amounted to declines.

The luxury market has been weakening, with a decline in expatriate arrivals and business travel because of the economic slowdown. The vacancy rate for Jakarta high-end rental apartments increased from 11.7% to 14.7% y-o-y to end-June 2014, according to Jones Lang LaSalle (JLL).

Vacancy increases pushed some landlords to discount rents, although a number of landlords of good quality apartments managed to maintain stable rents. Overall net effective rents in the luxury apartment market in Q2 2014 stood at US$ 217 per sq. m. per annum, down by 1.5% q-o-q, according to JLL.  Apartment capital values softened by 0.8% q-o-q. Average high-end yields were 8.6%, again according to JLL.

There was also a decrease in sales of large houses, which in turn slowed demand more generally, caused by the stricter loan-to-value (LTV) ratio launched in September 2013.

This doesn’t exactly represent any kind of downturn, given that in the first quarter residential property sales rose by “only” 15.33% – but the point is, it really was in fact a slowdown from Q1 2014’s massive quarterly sales increase of 31.54%.

What motivates people in Indonesia to buy property?  “Rich [local] investors care mostly for capital appreciation although they also buy apartments to get rental income,” says Hasan Pamudji, head of research at Knight Frank, Indonesia. “Yield for high-end apartments can command between 8% and 11%.”

But there are more mundane motives, adds Pamudji.  “Typical investors in high-end residential in Jakarta comprise of rich Indonesians with some foreigners married to Indonesians. Because of traffic jams, those rich Indonesians have second homes or apartments near their workplaces and they go back to primary houses or apartments in the suburbs.

 

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