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Begini Peraturan Kepemilikan Properti untuk Orang Asing

Terakhir diperbarui 06 Nopember 2023 · 6 min read · by Miyanti Rahman

peraturan kepemilikan properti untuk orang asing

Ilustrasi peraturan kepemilikan properti untuk orang asing: Canva

Peraturan kepemilikan properti untuk orang asing berbeda dengan peraturan bagi Warga Negara Indonesia (WNI). Pemerintah memiliki kebijakan khusus tentang hal ini.

Rumah123 mengajak Anda untuk mengupasnya.

●●●

Developer mengembangkan berbagai jenis properti mulai dari rumah tapak, apartemen sampai aparthouse. Makin banyak macamnya, makin luas juga target pasarnya.

Perusahaan pengembang tersebut bukan hanya membidik WNI. Mereka pun mengarahkan penjualan kepada Warga Negara Asing (WNA).

Contohnya Botanica Luxury yang menyuguhkan Amaryllis Kemang Townhouse. Townhouse ini cocok untuk ekspatriat sebab lokasinya di pusat bisnis.

Tetapi tunggu dulu! Anda perlu tahu ketentuan kepemilikan properti untuk WNA.

Pasalnya, peraturan kepemilikan properti untuk orang asing yang dibuat oleh pemerintah cukup ketat. Berikut dasar hukum yang bisa menjadi acuan.

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Botanika Luxury","medias":[{"mediaType":"REGULAR","mediaInfo":[{"mediaUrl":"https:\/\/picture.rumah123.com\/r123\/250x250-fit\/developer\/logo\/developer-pt.-botanika-luxury-1635158306.jpg","thumbnailUrl":"https:\/\/picture.rumah123.com\/r123\/250x160-fit\/developer\/logo\/developer-pt.-botanika-luxury-1635158306.jpg","formatUrl":"https:\/\/picture.rumah123.com\/r123\/{width}x{height}-{scale}\/developer\/logo\/developer-pt.-botanika-luxury-1635158306.jpg","order":0}]}],"contacts":[{"contactType":1,"type":"EMAIL","value":"evergreen@99.co"},{"contactType":2,"type":"PHONE_NUMBER","value":"+6281212666003"}],"url":"\/properti-baru\/developer\/pt-botanika-luxury\/1434\/"}},"location":{"uuid":"3fc66be1-a977-4b9c-8fc2-80cc97355d79","level":3,"name":"Mampang Prapatan","locationType":9,"text":"Mampang Prapatan, Jakarta Selatan"},"originId":{"value":"nps2750","formattedValue":"nps2750"},"price":{"minValue":5540282000,"maxValue":5540282000,"currencyType":360,"display":"Mulai Rp 5,54 Miliar","offer":5540282000,"unitType":0,"subDisplay":""},"title":"Amaryllis Kemang 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Peraturan Pemerintah tentang Kepemilikan Properti oleh Orang Asing

peraturan kepemilikan properti untuk orang asing

Ilustrasi peraturan kepemilikan properti untuk orang asing: Canva

Seluk-beluk kepemilikan properti oleh orang asing diatur dengan jelas dalam Peraturan Pemerintah (PP) Republik Indonesia (RI) Nomor 103 Tahun 2015.

Kebijakan pemerintah tersebut berbicara tentang Pemilikan Rumah Tempat Tinggal atau Hunian oleh Orang Asing yang Berkedudukan di Indonesia.

Jika sudah tidak berkedudukan di Indonesia, misalnya dia beli rumah di Amerika Serikat dan menetap di sana, maka kebijakannya dilimpahkan kepada menteri terkait.

Oleh karena itu, lahir Peraturan Menteri Hukum dan Hak Asasi Manusia RI Nomor 23 Tahun 2016. Kebijakan yang dibicarakan di sini, yaitu sebagai berikut.

Orang Asing atau Ahli Waris yang Merupakan Orang Asing sebagai Pemilik Rumah Tinggal atau Hunian yang Tidak Lagi Berkedudukan di Indonesia.

Silakan download Peraturan Menteri Nomor 23 Tahun 2016

Kebijakan kepemilikan properti oleh WNA juga tertuang dalam Undang-undang (UU) Cipta Kerja Pasal 144 Ayat 1 yang bunyinya sebagai berikut.

“Kepemilikan satuan rumah susun oleh warga negara asing hanya diberikan di Kawasan Ekonomi Khusus, Kawasan Perdagangan Bebas dan Pelabuhan Bebas, Kawasan Industri, dan kawasan ekonomi lainnya.”

Itulah dia kebijakan tentang kepemilikan properti oleh orang asing. Meskipun ketat, ini tidak mempersempit peluang bagi WNA yang tertarik untuk tinggal di Indonesia, ya.

Ketentuan Kepemilikan Properti oleh WNA

peraturan kepemilikan properti untuk orang asing

Ilustrasi peraturan kepemilikan properti untuk orang asing: Canva

Boleh Memiliki Properti dengan Hak Pakai

Orang asing bisa memiliki tempat tinggal di Indonesia, tetapi tidak bisa mengantongi Sertifikat Hak Milik (SHM). Bagi mereka hanya berlaku Hak Pakai saja.

Namun jangan khawatir, Hak Pakai tersebut seperti SHM. Pemilik bisa mewariskannya dan menjadikannya sebagai jaminan utang dengan dibebani Hak Tanggungan.

Hal yang perlu digarisbawahi adalah Hak Pakai tidak bisa diberikan kepada sembarang orang asing. Dia harus memegang izin tinggal sesuai kebijakan yang berlaku.

Boleh Mendapatkan Hak Pakai, Asal Mengantongi KITAS

Izin tinggal tersebut ditunjukkan oleh Kartu Izin Tinggal Terbatas (KITAS). Jika ingin membuatnya, maka pemohon dan penjamin harus datang ke Kantor Imigrasi.

Persyaratan dokumen guna membuat KITAS di Kantor Imigrasi cukup banyak. Sehingga, pemohon harus mempersiapkannya dari jauh hari.

Lihat persyaratan selengkapnya di halaman Imigrasi.

Sebagai informasi, untuk menetap di Indonesia, orang asing harus bekerja terlebih dahulu. Jika tidak begitu, maka akan sulit mendapatkan izin pembelian properti.

Rumah Tidak Boleh Kosong

Negara memberikan syarat WNA tinggal di indonesia, yaitu bekerja. Tujuannya agar rumah dihuni oleh orang asing tersebut, bukan hanya menjadi aset investasi saja.

Apabila orang itu tidak lagi berkedudukan di Indonesia dalam jangka waktu satu tahun, dia wajib mengalihkan atau melepaskan Hak Pakainya kepada pihak lain.

Pihak lain tersebut harus memenuhi syarat yang ditetapkan. Jika hunian dibiarkan, maka akan menjadi milik pemegang hak atas tanah atau dilelang oleh negara.

Ada Batas Waktu Hak Pakai

Jangka waktu penggunaan hak pakai bagi orang asing sampai dengan 80 tahun saja. Ketentuan ini berlaku selama WNA tersebut masih memiliki izin tinggal di tanah air.

Peraturan tentang batas waktu Hak Pakai tertuang dalam Pasal 6 dari Ayat 1 sampai 3 yang bunyinya sebagai berikut.

“Rumah Tunggal yang diberikan di atas tanah Hak Pakai sebagaimana dimaksud dalam Pasal 4 huruf a angka 1, diberikan untuk jangka waktu 30 (tiga puluh) tahun.”

“Hak Pakai sebagaimana dimaksud pada ayat (1) dapat diperpanjang untuk jangka waktu 20 (dua puluh) tahun.”

“Dalam hal jangka waktu perpanjangan sebagaimana dimaksud pada ayat (2) berakhir, Hak Pakai dapat diperbaharui untuk jangka waktu 30 (tiga puluh) tahun.”

Hanya Boleh Membeli Jenis Hunian Tertentu

Tidak semua jenis properti bisa dimiliki oleh orang asing. Ketentuan kepemilikan properti ini disebutkan dalam Pasal 4 PP Nomor 103 Tahun 2015, isinya yaitu:

Rumah tempat tinggal atau hunian yang dapat dimiliki oleh Orang Asing sebagaimana dimaksud dalam Pasal 2 ayat (1) merupakan:

  • Rumah Tunggal di atas tanah:
    • Hak Pakai; atau
    • Hak Pakai di atas Hak Milik yang dikuasai berdasarkan perjanjian pemberian Hak Pakai di atas Hak Milik dengan akta Pejabat Pembuat Akta Tanah.
  • Sarusun yang dibangun di atas bidang tanah Hak Pakai.

Boleh Mewariskan Properti

Orang asing yang memiliki izin tinggal di Indonesia sesuai ketentuan perundang-undangan bisa mewariskan propertinya apabila dia meninggal dunia.

Ketentuan tentang hal ini terdapat dalam PP Nomor 103 Tahun 2015 Pasal 2 Ayat 3 dan 4, yaitu sebagai berikut.

“Dalam hal Orang Asing meninggal dunia, rumah tempat tinggal atau hunian sebagaimana dimaksud pada ayat (2) dapat diwariskan.”

“Dalam hal ahli waris sebagaimana dimaksud pada ayat (3) merupakan Orang Asing, ahli waris harus mempunyai izin tinggal di Indonesia sesuai dengan ketentuan peraturan perundang-undangan.”

Bisa Mengantongi SHM dengan Syarat

Orang asing yang tinggal di Indonesia bisa disebut warga negara Indonesia bagaimana caranya? Salah satu caranya, yaitu melalui perkawinan dengan WNI.

Akibat perkawinan, orang asing bisa mengantongi SHM apabila membeli properti di Indonesia. Hal ini diatur dalam Pasal 3 Ayat 1 PP Nomor 103 Tahun 2015.

“Warga Negara Indonesia yang melaksanakan perkawinan dengan Orang Asing dapat memiliki hak atas tanah yang sama dengan Warga Negara Indonesia lainnya.”

Ketentuan-ketentuan di atas berlaku juga untuk peraturan tinggal di apartemen di Indonesia bagi WNA. Hal lain yang perlu diketahui adalah batas harga properti.

Batas Harga Properti bagi WNA

peraturan kepemilikan properti untuk orang asing

Ilustrasi peraturan kepemilikan properti untuk orang asing: Canva

Kebijakan menteri tentang kepemilikan properti oleh orang asing juga dikeluarkan oleh Kementerian Pekerjaan Umum dan Perumahan (PUPR).

Kementerian ini mengeluarkan Keputusan Menteri Nomor 1241/SK-HK/IX/2022 tentang Perolehan dan Harga Rumah Tempat Tinggal/Hunian untuk Orang Asing.

Orang asing bisa memperoleh kepemilikan rumah tempat tinggal atau hunian dari unit lama maupun baru. Batasan harga yang ditetapkan yaitu sebagai berikut.

Batasan Harga Rumah Tapak

Nama Wilayah Batas Harga*
DKI Jakarta Rp5.000.000.000
Banten Rp5.000.000.000
Jawa Barat Rp5.000.000.000
Jawa Tengah Rp5.000.000.000
Jawa Timur Rp5.000.000.000
DI Yogyakarta Rp5.000.000.000
Bali Rp5.000.000.000
Nusa Tenggara Barat Rp3.000.000.000
Sumatra Utara Rp2.000.000.000
Kalimantan Timur Rp2.000.000.000
Sulawesi Selatan Rp2.000.000.000
Kepulauan Riau Rp2.000.000.000
Wilayah lainnya Rp1.000.000.000

*Kebijakan batas harga bisa berubah sewaktu-waktu.

Batasan Harga Rumah Susun

Nama Wilayah Batas Harga*
DKI Jakarta Rp3.000.000.000
Banten Rp2.000.000.000
Jawa Barat Rp2.000.000.000
Jawa Tengah Rp2.000.000.000
Jawa Timur Rp2.000.000.000
DI Yogyakarta Rp2.000.000.000
Bali Rp2.000.000.000
Wilayah lainnya Rp1.000.000.000

*Kebijakan batas harga bisa berubah sewaktu-waktu.

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