Ownership & law
UUPA (Basic Agrarian Law 5/1960)
UUPA (Основной аграрный закон 5/1960) · Undang-Undang Pokok Agraria No. 5/1960
UUPA is the 1960 law the whole national land system rests on. It sets the hierarchy of rights, which runs through Hak Milik (ownership, citizens only), Hak Guna Bangunan (right to build), Hak Guna Usaha (right of cultivation), Hak Pakai (right of use) and Hak Sewa (lease).
Two articles define a foreign buyer's life. Under Article 21 only Indonesian citizens may hold Hak Milik. Under Article 26(2) any transaction that directly or indirectly transfers Hak Milik to a foreigner is void, the land reverts to the state and the money is not refunded. Courts cite it when unwinding nominee schemes.
Detail for each right sits in government regulations (PP 18/2021 on land rights and registration), while regional restrictions sit in Bali's provincial Perda.
Read more in the blog
- Leasehold in Bali, legal ownership for foreigners
- Can a Foreigner Buy a Villa in Bali? 15 Key Questions
Related terms
Updated 2026-09-20. Not a public offer. Regulations change, so we cite enacted acts only and update the entry when they do.
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