If you are considering living permanently in Indonesia you have most likely already know a bit about Bali. North Sulawesi has a lot of advantages over Bali as a place to live. There is an excellent range of beautiful environments to live in…. from your classic tropical coastal paradise with coral reefs and beautiful beaches to the cool, lush highland country of Central North Sulawesi.
The cost of living here is extremely cheap by western standards (and now Bali standards). If you want to build or renovate a property we can connect you with a wide range of reliable, talented and honest tradesmen who can help with your project.
The local people here are extremely friendly and helpful…. like they were in Bali 30 years ago. If you help them with their English skills they will be delighted and at the same time you will improve your own local language skills and make some great new friends.
We can help you make North Sulawesi your new home and guide you through the whole process.
Visas
The Indonesian Government Immigration website is the first place to go to explore the types of visas that you may be eligible for. If you are retired or wanting to work or invest here the requirements are very different. The Expat in Manado Facebook page is a good place to connect with people who have already made North Sulawesi their new home. There is also a Visa and Law Indonesia Facebook page which is an excellent resource for obtaining information about visas. We are happy to put you in touch with expats living here who have been through this process.
After arriving with your new visa, what next?
Your visa will have various requirements which you must fulfill and then present the evidence to Manado Immigration that you have done this. Manado Immigration is a very pleasant and relaxed experience. They are helpful and friendly. You don’t get the long queues of frustrated and bad tempered foreigners like in Bali. We can take you to Manado immigration and guide you through any language difficulties.
OK, you have now met the Immigration requirements….
This is where you now have to start dealing with local officials on a local level. These offices are known as Dukcapil. You will need to go to the office which services the area of the address you have used for Immigration purposes.
This is where you need to register to get your National Identity Number (NIK). You can then get a local driver licence, own a motor vehicle and have dealings with real estate. You can also register for the national BPJS health care system which is quite impressive in Manado. The BPJS have offices in every area so probably won’t be far from your Dukcapil.
We can introduce you to other expats who have done this and also provide you with an interpreter and transport to make all this happen.
Owning property here
Foreigners can’t own land in Indonesia. But there are ways you can secure residential and commercial property as a foreigner. You will need a local Notaris (Notary) and maybe also a lawyer who can establish these structures for you and it is vitally important to get this right. If done properly you will have safe and secure title for a long time. There have, however, been many horror stories where people have been ripped off badly by not getting this right. Our team at Manado-Holiday.com can assist you to get quotes, transport to and from your Notaris and Lawyer and day to day translation services. We can help make this process go smoothly and can put you in touch with other expats who have been through it before.
Here is an overview of the property title rights in Indonesia – Please do your own research to ensure that you are completely informed before you consider any of these options.
In Indonesian property law, Hak Milik, Hak Pakai, and Hak Sewa are the three different types of land titles each offering varying levels of ownership, rights, and eligibility—particularly for foreign nationals.
Here is an explanation of each in English:
1. Hak Milik (Freehold Title)
- Definition: Hak Milik is the strongest and most complete form of land ownership in Indonesia. It is equivalent to “Freehold” title in Western countries, granting the owner the right to use, sell, lease, or inherit the land and any structures on it indefinitely.
- Who can hold it: Only Indonesian citizens (WNI) can own Hak Milik.
- Duration: Unlimited; there is no expiry date.
- Key Characteristic: It is not allowed for foreign individuals or foreign-owned companies (PT PMA).
2. Hak Pakai (Right to Use)
- Definition: Hak Pakai is a registered land title that grants the holder the right to use and benefit from land owned by the state or by another private party (under agreement). It is a long-term “Right to Use” title.
- Who can hold it: Indonesian citizens, Indonesian legal entities, foreign nationals residing in Indonesia, and foreign legal entities with an official presence in Indonesia.
- Duration: Typically granted for 30 years, extendable for another 20 years, and renewable for another 30 years, allowing for a total of up to 80 years.
- Key Characteristic: Often the safest and most recognized legal method for foreign individuals to legally buy/hold property in their own name in Indonesia (e.g., villas/apartments).
3. Hak Sewa (Right to Lease / Leasehold)
- Definition: Hak Sewa is a legal framework that allows an individual or entity to lease land or a building for a specific period. It is essentially a “Leasehold” right, creating a contractual, long-term rental arrangement between the landlord (Lessor) and the renter (Lessee).
- Who can hold it: Indonesian citizens, foreigners, and legal entities.
- Duration: Generally 25–30 years, often with options for renewal negotiated in the lease contract.
- Key Characteristic: A very common, flexible, and simple method for foreigners to secure property in tourist areas like Bali without purchasing ownership. Unlike Hak Pakai, this often involves a notarized contract rather than a certificate registered directly with the national land office (BPN).
Comparison Summary
| Feature | Hak Milik (Freehold) | Hak Pakai (Right to Use) | Hak Sewa (Leasehold) |
|---|---|---|---|
| Ownership | Full Owner | Right to Use | Right to Lease |
| Foreigner Eligible? | No (Indonesians only) | Yes (if residing) | Yes |
| Duration | Unlimited (Lifetime) | Up to 80 years | 25–30+ years |
| Registered at BPN? | Yes | Yes (Certificate) | Usually Notarized Contract |
| Best For | Local Indonesians | Long-term Personal Stay | Investment/Short-term Stay |
When you are ready to build or renovate.
Most Manado tradespeople are honest, decent and hardworking. But, as with anywhere in the world, there are pitfalls which can cost you a lot of money if you don’t get it right. If you want to ensure that you have project managers and workers who are reliable, competent, on budget and on time, we can help. We know all the best trade’s people here and can make sure you are connected with them.
