FAQ

West Sumbawa Land & Property – Master FAQ

1. Land Availability & Pricing

1.1 – Can you subdivide a large plot into something smaller?
Yes. Titles can be split down provided road access and clear title are maintained.

1.2 – How much does land cost per are?
Expect IDR 40‑150 million per are, depending on view, elevation, and beachfront proximity.

1.3 – Are prices negotiable?
Absolutely. Share your budget and preferred size; bulk or quick‑close offers receive the best rate.

1.4 – Do you have Scar Reef or Sekongkang inventory?
Yes, but supply is limited. We can also source off‑market parcels on request.

2. Building & Zoning

2.1 – What zoning applies to your listings?
Most beachfront and hillside sites carry Pariwisata (Tourism) zoning—ideal for villas, surf camps, and eco‑resorts. Agricultural zoning starts farther inland.

2.2 – How close to the shoreline can I build?
Setbacks are typically 10 m or more from the highest tide line; the exact buffer is stated in each plot’s Pertek document.

2.3 – What is the maximum building height?
Generally 3 storeys (≈12 m), subject to the parcel’s zoning certificate.

2.4 – What permits will I need?
Land Certificate, Pertek, and an IMB/PKKPR building permit. We guide you through every step.

3. Site Visits & Local Logistics

3.1 – How do I arrange a site inspection?
Send us your preferred date/time. Our field agent meets you at Whales & Waves (Kertasari) or any agreed landmark. Early morning or late afternoon is best.

3.2 – What about access roads and boundaries?
Each parcel has an existing track or reserved road. We supply GPS pins and a provisional parcel map.

3.3 – How far are the plots from ports or airstrips?
20‑40 min from Poto Tano ferry, 1.5‑2 h from Sumbawa Besar airport. A new airport at Tua Nanga (target 2025) will cut travel to < 1 h.

4. Travel & Access to West Sumbawa

4.1 – Fastest route from Bali?
Fast‑boat Bali → Lombok → Poto Tano (≈1 h on water, IDR 150‑200 k; hotel pick‑ups available).

4.2 – Other transport options?

  • Ferry via Lombok
  • Domestic flights (Garuda & Wings Air) to Sumbawa Besar twice daily
  • Executive buses from Jakarta or Lombok

5.1 – Can foreigners own land outright in Indonesia?
No. Foreigners may:

  1. Lease (Hak Sewa) for up to 50 years, renewable; or
  2. Purchase via a PMA (foreign‑owned company) holding an HGB title.

5.2 – What is a PMA and why use it?
A PMA (Penanaman Modal Asing) is a company fully owned by foreigners. It can hold HGB titles for 25 + 25 years, sponsor investor KITAS visas, and later transfer or convert the title.

5.3 – Are nominee structures safe?
We advise against nominees. Leasehold or PMA structures offer far stronger legal protection.

5.4 – What certificates should I look for?

  • SHM (Hak Milik) – freehold for locals
  • HGB – PMA/company title
  • Hak Pakai/Hak Sewa – usage or lease rights

5.5 – How long does PMA formation take and what’s required?
8‑12 weeks. Needs an Indonesian company name, two shareholders (director & commissioner), stated capital and business line, and a local domicile.

5.6 – What are the steps to transfer ownership or register a lease?
Title check → Sales/Lease agreement → Deed at notary → Registration with BPN → Updated certificate issued.

6. Due‑Diligence, Costs & Risk Management

6.1 – What documents will I receive at closing?
Original Land Certificate (SHM or HGB), Pertek, notarised sale/lease deed, and certified translations.

6.2 – Who pays taxes and notary fees?
Buyer covers notary (~1 %) and BPHTB acquisition tax (5 % of NJOP). Seller pays income tax (PPh).

6.3 – How long does a typical transaction take?
4‑12 weeks, depending on title complexity and PMA or lease registration.

6.4 – Key legal risks and how you mitigate them?
We verify titles at BPN, supply GPS‑marked boundary maps, and use notary escrow to secure funds until transfer is complete.

7. Working With Us

7.1 – Why choose your team over other brokers?
We live year‑round in West Sumbawa, specialise in tourism‑zone land, manage every step (site visit → notary), and offer after‑sale support.

7.2 – Can you find off‑market deals?
Yes. Provide your size, view, and budget; we’ll email a customised shortlist.

7.3 – Which micro‑regions do you service?
Scar Reef (Jelenga), Kertasari, Sekongkang, Moro Bay, and surrounding coves.

Still have a question?
Send us a message—if it isn’t already covered, we’ll answer within 24 hours.