2–3 yearsKinetic · velocity
Flipping
25–40%ROI over 2 years
Buy land on a growth curve, fast pre-development (permits, zoning, utilities) and exit to another developer. Suited for experienced investors.
Learn moreBali · Institutional Land Acquisition
PP No. 18/2021Pasal 37(1)PT PMA + HGB · 80Y
Institutionalland acquisitionin Bali.
Corporate ownership via PT PMA + HGB — state-certified for 80 years, not a depreciating leasehold contract.
Sources
ColliersKnight FrankJLLBank Indonesia
HGB · Land
Leasehold · Villa
Ticket $270KProjected CAGR 12.7%10-Yr Exit (Gross) $892K
Base case · taxes not deducted · use calculator for your inputsOpen calculator →
The Problem · 2026
Leasehold is rent — and it's running out.
A 25-year leasehold is a depreciating contract. Every year the remaining term shrinks, the secondary market discounts it harder, and the 2040 resort-zone cliff gets closer.
FIG · 01Indicative leasehold value · $300K initial
USD · 10Y horizonn=2 scenarios
Villa (Leasehold 25 yrs)
$241,906 (dropping)
Asset Value at Year 10
Remaining term25 → 14 yrs
Land (HGB)
$700,310 (growing)
Asset Value at Year 10
HORIZON30+20+30 yrs
TBL · 02Side-by-side · 10-year scenario
$300K ticket
Metric
Villa (Leasehold 25 yrs)
Land (HGB)
Asset Value at Year 10
$241,906 (dropping)
$700,310 (growing)
Net Profit (10 years)
+$196,980
+$366,303
Average Annual ROI
~6.6%
~11.6%
Asset Class
Consumer Liability
Institutional Hard Asset
Exit Liquidity
Low (Private Resale)
High (REITs & Locals)
Tourism Dependency
High
Low
Operational Management
Management company, guests, repairs
Not required
Passive Income
$22-29K/year
~2% per year (Bare Land Rental)
NOTES · 03Leasehold failure modes
01
DepreciatingNo capital appreciation
Value falls with the remaining term. You paid rent in advance.
02
UnprotectedPersonal WNA exposure
Double taxation, nominee risk, no corporate shield.
03
Deadline2040 resort-zone cliff
Most Bali coastal leaseholds expire around 2040. Market is already pricing it.
The Solution
Ownership via PT PMA + HGB.
A fully compliant PT PMA company holds the land through an HGB state certificate — 80 years, corporate, transferable, recognized under UUPA No. 5/1960.
AOwnership chain
01
Layer 1 · Investor
You · 100% shares
WNA shareholder
99% shares
02
Layer 2 · Entity
PT PMA
Indonesian foreign-capital LLC
holds title
03
Layer 3 · Title
HGB Certificate
30 + 20 + 30 = 80 years
01
Layer 1 · Investor
You · 100% shares
WNA shareholder
99% shares
02
Layer 2 · Entity
PT PMA
Indonesian foreign-capital LLC
holds title
03
Layer 3 · Title
HGB Certificate
30 + 20 + 30 = 80 years
BState-guaranteed runway
+30 yrs
+20 yrs
+30 yrs
Initial grant
Extension
Renewal
Y0
Y30
Y50
Y80
80
Years · State certificate
30 + 20 + 30 · PP No. 18/2021
Legal basis
PP No. 18/2021, Pasal 37 Ayat (1) · UUPA Law No. 5/1960 — HGB = Hak Guna Bangunan, "Right to Build".
Read the statute →Investor Case Studies
Realized and Active Deals
Two examples of Bali market transactions with transparent economics: from purchase to resale or revaluation.
Buleleng Regency
21 areFlipping Strategy
Sold (Exit)
Deal in an area with active influx of developers from the south.
2024Purchase35M IDR
18 moHold & Prepare
2026Sale53M IDR
Price Growth / Are
+51.4%
Net Profit
+$17,800
Net ROI
+38.6%
CAGR ~17.7%
Nusa Dua, Banjar Mumbul
30 areLand Banking Strategy
In Portfolio
Purchased during the post-COVID window with a bulk discount.
2023Purchase480M IDR
2024Protective Build
2025Market Growth
2026KJPP Valuation840M IDR
Price Growth / Are
+75.0%
Net Profit(paper)
+$580,000
Net ROI
+65.2%
CAGR ~18.2%
Conservative Approach
These cases show returns above the market average (due to precise micro-market selection and entry point). In our financial models, we assume a conservative 10% annual growth, which is lower than the historical CAGR (12.6%).
Active Lots
Current Listings
~40 lots in the catalog. Updated weekly.
What you'll get
These Results Started With a Single Conversation
Every deal above began with an investor asking the same question you have right now. Get a curated land selection and a financial model built for your budget.
Curated land catalog with current listings
Personalized ROI & financial model
30-min strategy call with our team
Three Strategies
Three Investor Strategies
From quick flipping to generational hold — three honest models for working with HGB land on Bali.
Recommended Strategy
Institutional · 10yCAPEX → yield → exit
Hold + Build + Rent
2.5×Capital Multiple
~18%IRR over 10 years
~8%Rent yield
Y1–3CAPEX
Y4–9Yield
Y10Exit
PT PMA acquires land via HGB for 80 years, builds villa(s) and leases them long-term (annual contracts at $12–15K/year for 1–2BR).
First 2–3 years — investment phase: CAPEX for construction. From year 4 — stable rental yield ~8% of NAV. In parallel, land and building capitalization grows.
Exit at year 10: sell a ready income-producing asset at cap-rate method — 15–25% premium over sum-of-parts.
Long-term / inheritancePatient · compounding
Pure Hold
12–17%Land CAGR
Passive land holding without construction. Minimal operational risks, capital grows with the market. Suited for diversification or inheritance transfer.
Learn moreNeed the build too?
Land + turnkey construction
If you want to go beyond land-only — our crew builds on your HGB plot. 20+ years on Bali with Pak Nyoman's team.
Fixed-price contracts
Architectural + PBG/IMB included
6–8 months to completion
Financial Model
The numbers you'll see in the PDF
All three strategies at the same $270K budget, 10-year horizon, base scenario CAGR 12.7%.
Starting capital$270K
Base scenario · CAGR12.7%
Three paths · one ticket01 · 02 · 03
Calculations based on default assumptions for the base scenario. Full financial model with your parameters — in the calculator or in the PDF memorandum.
Side by Side
Leasehold vs HGB.
The same land in your hands — two entirely different assets. One runs down; the other compounds.
Leasehold
The rent trap
Depreciating
Legal status
✕Depreciating rental contract
Term
✕25 years, shrinking
Capital appreciation
✕None (value falls)
Taxation
✕Personal WNA exposure
Exit liquidity
✕Thin secondary market
Build rights
✕Often restricted
PT PMA + HGB
The asset
Appreciating
Legal status
✓State-certified corporate title
Term
✓30 + 20 + 30 = 80 years
Capital appreciation
✓Full market upside
Taxation
✓Corporate (PT PMA)
Exit liquidity
✓Transferable shares
Build rights
✓PBG permit built-in
Roadmap
Your Path to a Hard Asset
A transparent process from the first deposit to the final exit. We guide you at every stage.
PHASEI
Foundation01·02
PHASEII
Acquisition03·04·05
PHASEIII
Activation06·07
PHASEIV
Exit08
Step01/I/
Refundable
Deposit & Fixation
$5,000 (refundable). Securing conditions and starting the land search.
Instantly
Step02/I/
100% equity
PT PMA Registration
Establishing your company in Indonesia. You are the 100% owner and director.
~3 weeks
Step03/II/
Pink Zone
Land Audit
Legal and zoning due diligence (Yellow/Pink Zone only).
2-3 weeks
Step04/II/
BPN · PPAT
Transaction (BPN)
Signing at the state notary (PPAT). Direct payment to the seller.
~1.5 months
Step05/II/
On balance
Asset on Balance Sheet
Receiving the HGB certificate. The land is officially registered to your company.
Done
Step06/III/
Domestic + REIT
Marketing
Packaging the asset, initiating negotiations with developers and local investors.
Ongoing
Step07PHASE /III/
PP 18/2021·Anchor Compliance · Mandatory
Protective Construction
Securing PBG and building a minimal structure to protect the HGB status.
Trigger
Year 2
Build budget
~$10K
Protects
Tanah Terlantar
Year 2
Step08·PHASE /IV/·Destination
Exit
Selling the asset, structuring the deal, and legally withdrawing capital.
Convert
HGB → Hak Milik
Buyer
Domestic + REIT
Horizon
1.5 – 10 yr
Goal
PP No. 18/2021·UUPA 5/1960·BPN-registered·PT PMA structure
FAQ
Questions from institutional investors.
I
Legal Architecture
Title · Permits · Tenure
- A
This is a myth. HGB literally translates to 'Right to Build'. It is a state title that explicitly grants the right to construct permanent buildings under UUPA Law No. 5/1960 and PBG permitting under PP No. 16/2021.
II
Capital & Costs
Pricing · Fees · Transparency
III
Process & Exit
Acquisition to Liquidity
IV
Risk & Mitigation
Sovereign · Operational · Market
Filing 04Statement of the FirmEdition 2026
§ 04
On the matter of · About Us
PTPLATFORMCAPITALGROUP
A licensed Indonesian company that handles the full cycle of land investment in Bali — from PT PMA setup and land sourcing to asset management and exit. No middlemen, no gray schemes.
I — Audited Position
Reported figures, traceable to corporate records of PT PMA filed under Republic of Indonesia jurisdiction.
- 01Deals Completed15+since 2022
- 02Total Deal Volume$10M+cumulative
- 03Operating Since2022year of incorporation
- 04Working Languages4languages of correspondence
II — Articles of Operation
Three operating principles. Non-negotiable, applied to every mandate.
- Article
Licensed Legal Structure
We don't use nominee schemes or workarounds. Every transaction goes through PT PMA + HGB — the only structure recognized by Indonesian law for foreign land ownership.
- Article
End-to-End Execution
Company registration, land audit, notary transaction, tax filing, protective construction, marketing, and exit — all handled under one roof.
- Article
Aligned Incentives
Our fee is built into the land price on the seller side. You pay a fixed acquisition price with no hidden markups. We succeed when you exit profitably.
III — Registry
Verifiable corporate filing under the laws of the Republic of Indonesia.
- Legal Entity
- PT PMA
- Domicile
- Bali, Indonesia
- Governing Law
- PP 18/2021 · Law 5/1960
- Established
- 2022
- Title Class
- HGB · 30 + 20 + 30 yrs
PCGReg. 04
Certified by PT Platform Capital Group. Filed in conformity with PP No. 18/2021 and Law No. 5/1960.
Ref. PMA/04/2026 · End of § 04
Next Step · Private Call
Get your Bali allocation plan.
No obligation, free consultation with our structuring team. Reply within 24 hours. Confidential.
Bali desk · online · GMT+8
Open the direct line.
Reach the structuring desk on the channel you already use. Same two senior associates handle every inbound — no call-center, no junior reps.
Structuring desk
Two senior associates based in Canggu. We answer personally, we structure personally, and we sign every PT PMA we set up.
Or send a brief
Or pick a slot · GMT+8
Bali team, 30-minute call, Telegram or Zoom.
Licensing
PT PMAKBLI 68110, 68200
NIBOSS Risk Based · Bali
NotaryPPAT certified
EscrowRegulated IDR account