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Peraturan Kepemilikan Properti untuk Orang Asing r123-share-title
Terakhir diperbarui 21 Oktober 2024 · 5 min read · by Miyanti Rahman
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 itu.
Rumah123 akan membahasnya untuk Anda. Mengingat banyak pertanyaan muncul yang berkaitan dengan properti bagi Warga Negara Asing (WNA) seperti berikut.
- Apakah orang asing bisa memiliki properti di Indonesia?
- Apakah WNA boleh memiliki hak guna bangunan?
- Bisakah orang asing membeli properti hak milik di Indonesia?
- WNA apakah bisa beli rumah orang Indonesia?
***
Kawasan yang terkenal sejak dulu diminati warga asing adalah kawasan elit Jakarta Selatan, Bali, dan Batam. Belakangan mulai tumbuh juga minat untuk kawasan BSD City, Bintaro, dan Alam Sutera.
Lalu bagaimana peraturan pembelian propertinya? Apakah ada harga minimal pembelian?
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Peraturan Pemerintah Terbaru untuk WNA Beli Rumah di Indonesia
Ilustrasi peraturan kepemilikan properti untuk orang asing: Canva
Saat ini pemerintah pusat menggulirkan sejumlah kebijakan untuk memudahkan syarat WNA beli tanah di Indonesia. Beberapa regulasinya, yaitu sebagai berikut.
- Peraturan Pemerintah (PP) Nomor 18 Tahun 2021 tentang Hak Pengelolaan, Hak Atas Tanah, Satuan Rumah Susun dan Pendaftaran Tanah.
- Keputusan Menteri Agraria dan Tata Ruang/Kepala Badan Pertanahan Nasional (ATR/BPN) Nomor 1241/SK-HK.02/IX/2022 tentang Perolehan dan Harga Rumah Tempat Tinggal/Hunian untuk Orang Asing.
Berdasarkan informasi dari peraturan tersebut, WNA yang sudah mengantongi paspor dan visa tidak wajib memiliki kartu izin tinggal tetap/terbatas (KITAS/KITAP) untuk bisa membeli hunian.
Lalu, status hak kepemilikan satuan rumah susun bagi warga asing diperluas dari hak pakai menjadi hak guna bangunan dengan jangka waktu hingga 80 tahun.
Selain itu, dibahas pula patokan harga minimal satuan hunian bagi WNA ditetapkan secara beragam sesuai wilayah. Namun di kisaran satu hingga lima miliar rupiah.
Nah, itulah beberapa regulasi yang membahas bagaimana aturan kepemilikan properti menurut hukum Indonesia untuk warga negara asing.
Batas Harga Properti bagi WNA
Ilustrasi peraturan kepemilikan properti untuk orang asing: Canva
Keputusan Menteri ATR/BPN Nomor 1241/SK-HK.02/IX/2022 menyebutkan secara detail harga minimal rumah tempat tinggal/hunian bagi orang asing, 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.
Ketentuan Kepemilikan Properti oleh WNA
Ilustrasi peraturan kepemilikan properti untuk orang asing: Canva
Boleh Memiliki Properti dengan Hak Pakai dan HGB
Orang asing bisa memiliki tempat tinggal di Indonesia, tetapi tidak bisa mengantongi Sertifikat Hak Milik (SHM). Bagi mereka hanya berlaku Hak Pakai dan Hak Guna Bangunan (HGB) saja.
Seperti diketahui, kepemilikan properti dengan status HGB dapat diperpanjang hingga 80 tahun. Apabila masa berlaku akan segera habis, lebih baik segera diperpanjang.
Batas Waktu
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 PP Nomor 103 Tahun 2015 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.
Rumah Tidak Boleh Kosong
Negara memberikan syarat WNA tinggal di indonesia, yaitu bekerja. Tujuannya agar rumah menjadi tempat tinggal, bukan hanya menjadi aset investasi saja.
Apabila tidak lagi berkedudukan di Indonesia dalam jangka waktu satu tahun, maka wajib mengalihkan atau melepaskan haknya 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.
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 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 memiliki 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.
Itulah peraturan kepemilikan properti untuk orang asing. Semoga informasi yang disampaikan oleh Rumah123 bermanfaat untuk Anda.
Baca juga:
Mengenal Sertifikat Hak Pakai dan Cara Mengubahnya jadi Hak Milik
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