AIPD
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Property
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Guide
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AIPD
83+
Combined Years HALCO Experience
3,500+
Homes Delivered
$960M+
Capital Managed
50+
Greenwoods Projects
—— The Challenge
The Indonesian property market is genuinely complex.
For Australian buyers, the appeal of Bali and Indonesia property is real. But without the right structure, the risks are equally real.
01
Ownership pathways are misunderstood
Most buyers don't grasp the differences between Hak Pakai, PT PMA / HGB, and leasehold — until it's too late.
02
Developer credibility is hard to verify
Limited independent verification of track record, financial standing, and project title position.
03
Documentation and process opacity
PPJB, AJB, BAST, milestone payments — none of it standardised, much explained only after signing.
04
Communication gaps and visibility loss
Buyers in Australia rarely have proper visibility over construction progress and developer obligations.
—— How we solve it
Independent advisory. Australian standards. Offshore opportunity.
House and Land Co · Advisory Project Review
Every problem on the page above has a structural answer. We sit between the buyer, the project, the legal framework and the local delivery team — turning the Indonesian property market's complexity into a plain-English process you can follow end-to-end.
That means vetting opportunities against developer track record, title position and financial standing before they ever reach you. Explaining ownership pathways — Right of Use, PT PMA / HGB, leasehold — before any document is signed. Coordinating qualified Indonesian and Australian legal counsel so nothing falls through the gaps in either jurisdiction.
And it means staying involved from the first conversation through PPJB, milestone payments, construction, AJB and BAST handover. One accountable advisory partner. The same advisory discipline House and Land Co built in Western Australia — applied to Indonesia.
—— Ownership Pathways
Three pathways to secure ownership.
The right structure depends on who you are and how you intend to use the property. Here is how the three principal pathways compare.
01
Right of Use / Hak Pakai
Best for
Individual buyers who want a titled pathway held in their own name.
What's involved
- Title held in your own name on the certificate
- Term of 25 + 20 + 25 years — up to 70 years possible
- Requires KITAS or other Indonesian residency
- Modest annual land tax (PBB) only
- Clear path for resale or inheritance
02
PT PMA / HGB
Best for
Investors who need a corporate structure, business use, multiple assets, or possible Investor KITAS alignment.
What's involved
- A foreign-owned company holds the HGB (Right to Build) title
- Minimum ~Rp 10 billion paid-up capital
- Annual tax reporting and director compliance
- Supports rental income and multiple assets
- Aligns with Investor KITAS eligibility
03
Leasehold
Best for
Buyers who want a simpler contractual pathway, usually over 25–30 years with possible extension terms.
What's involved
- Long-term contract — not titled ownership
- Typical term 25–30 years with extension options
- Lease payment usually due in full on signing
- No company structure or residency required
- Lighter setup, but the lease eventually expires
01
Opportunity Filtering.
Every project is assessed against developer track record, title position, project structure, payment integrity, and delivery capacity before it reaches you.
Ownership Pathway Education.
Right of Use, PT PMA / HGB, and leasehold structures explained in plain English — before you engage any legal advisor.
Transaction Process Guidance.
From booking fee and SPR through PPJB, instalment milestones, final AJB, and BAST handover — explained clearly before each milestone arrives.
Legal & Accounting Coordination.
Connections to qualified Indonesian and Australian professionals who specialise in cross-border property transactions.
Construction & Delivery Visibility.
Off-plan does not mean out of sight. We provide milestone-based progress updates and escalate issues before they become problems.
Ongoing Support.
Our relationship doesn't end at handover. Property management introductions, rental strategy, future transactions — we stay involved.
"Offshore property done properly looks like this. Clear process, vetted opportunity, independent guidance and structured documentation. Backed by a trusted advisor who stays with you from the first conversation to the last."
AIPD Group — Capability Statement 2025
—— How we work
Milestone-based. Transparent. Buyer-first.
Our process is structured and clearly communicated at every stage. Buyers always know where they are in the journey and what comes next. There are no surprises.
01 Strategy
A conversation, not a pitch.
We open with a genuine strategy call. Goals, time horizon, appetite, context. By the end of it you'll know if offshore property is right for you — even if the answer is "not yet".
Strategy call
45 min · complimentary
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02 Profile
Your goals become the filter.
We document your buyer profile in writing. Investment intent, intended use, time horizon, risk appetite. Everything that follows is filtered through it — no off-strategy projects, no exceptions.
Buyer profile
Documented · shared with you
Investment goal
Long-term yield + occasional useprimary
Time horizon
5 – 10 years
Region
South Bali · Jimbaran / Seminyak
Risk appetite
Conservative · vetted developers
Budget (AUD)
$1.8M – $2.4Mconfirmed
03 Match
Curated shortlist. Never a catalogue.
We surface projects that fit your filter — typically two or three — never a sprawling list. Each comes with a clear picture of what you'd be buying, through what pathway and under what terms.
Curated shortlist
3 vetted matches · Bali
Natadesa Resort Residence
Jimbaran · 4–6 bed villa
✓
Parang Kencana Residences
Seminyak · boutique
✓
Damara Estate
Jimbaran Hijau · award winner
✓
04 Diligence
A complete picture before commitment.
We coordinate documentation, title verification, developer track-record review and independent Indonesian legal advice. Nothing financial happens until everything checks out — and you've seen it all.
Diligence pack
Ready to review
Developer audit
Title & permits
Independent legal review
Build & financial controls
05 Contract
Every payment tied to a milestone.
Reservation → SPR → PPJB → milestone instalments. Each tranche is verified against construction progress before release. You always know what's been paid, what's outstanding and what comes next.
Payment plan
Milestone-tied · transparent
—
Booking
10%
SPR
30%
PPJB
25%
Instal. 1
25%
Instal. 2
10%
AJB
06 Handover
Keys in hand. Relationship continues.
AJB executed, BAST signed, title transferred. We stay available for tenancy setup, property management, and the next conversation — most of our second purchases come from buyers we've already delivered for.
AJB
EXEC.
EXEC.
Deed of sale
Handover complete
Title transferred · 14 May 2026
AJB
BAST
Title
Payment milestones
The detail behind every release.
StageWhat happensAmount
Booking Fee
Refundable deposit secures your unit and triggers site visit scheduling
Refundable
SPR — Unit Order Letter
Reservation confirmed in writing with payment due on signing
10%
PPJB — Binding Agreement
Binding sale and purchase agreement. Construction commences approximately one month after signing
30%
First Instalment
Scheduled payment per PPJB terms and milestone-verified
25%
Second Instalment
Scheduled payment per PPJB terms; milestone-verified
25%
Final Payment + AJB + BAST
Deed of sale executed. Formal handover completed and title transferred
10%
—— Our Developer Partnership
Greenwoods Group & Jimbaran Hijau.
01 — Available Now · Jimbaran, Bali
Natadesa Resort Residence
4 to 6 bedroom villa typologies. Land 472 to 1,000m². Build up to 650m². 18-month construction from PPJB — milestone-verified at every release.
From USD $1.19M — $1.94M
02 — Available Now · Seminyak, Bali
Parang Kencana Residences
Boutique residential in the Batu Belig precinct. Adjacent to Petitenget Beach, Ku De Ta and Alila Seminyak — a walkable, established Seminyak address.
Contact for pricing
03 — Qualified Buyers · Jimbaran Hijau
Damara Estate
Established estate within the Jimbaran Hijau master-plan. Locally sourced Balinese materials throughout. 2024 Asia Property Awards winner.
Available on application
20+
Years Active
50+
Projects Completed
4
Countries
—— Why Buyers Use Us
Six reasons to work with AIPD.
Every client gains access to a level of structured and independent guidance that does not exist in the traditional offshore property sales environment.
Independence
Not aligned with any developer or project. Our only obligation is to the buyer.
Structure
Every stage is milestone-based, documented and clearly communicated.
Australian-Standard Communication
Prompt, clear, plain English — the way Australian buyers expect.
Vetted Opportunities
Every project passes our assessment first — backed by Greenwoods Group.
HALCO Track Record
83+ combined years. 3,500+ homes delivered. $960M+ in managed capital.
Genuine Advisory
We tell you when something is not right for you — not just when it's available.
—— Start Here
Start with a conversation.
No pitch. No pressure. Just honest advice about whether Indonesian property belongs in your plans — and what the right pathway looks like if it does.