房产法律与文件指南
正确的文件，是安全交易的基石。
在房产领域，许多重大问题都源于文件未被仔细核查。一房多证、地界不符或权属形式错误，都可能引发耗费时间与金钱的纠纷。本专题以通俗语言讲解房产法律事项。
您将理解 SHM、HGB 与 AJB 的区别、如何在土地局（BPN）或官方渠道核验证书真伪、过户流程与公证人（PPAT）的角色，以及交易触发的税费——卖方 PPh 与买方 BPHTB。我们也会列出应让您在付款前止步的警示信号。
重要提示：本专题文章为一般性科普，不构成法律建议。具体情形请务必咨询具备资质的公证人或 PPAT。
本专题全部文章
39 篇文章
法律与文件 AJB Costs and PPAT Fees: The Breakdown and Who Pays
A PPAT's fee for a sale deed (AJB) is capped at 1 percent of the transaction value. The breakdown of AJB costs, certificate checks and title transfer, and who usually pays.
法律与文件 KDB, KLB and GSB Explained: How Much Can You Build on Your Land
KDB, KLB, KDH and GSB decide how wide and how tall a building may be on your plot. How to read the numbers and a worked example on a 200 m² lot in Indonesia.
法律与文件 NJOP, Market Price and Bank Appraisal: The Difference and When Each Is Used
NJOP is used for tax, market price for the sale, and appraisal for the mortgage limit. Learn the three numbers, which tax uses which, and why they rarely match.
法律与文件 Mixed Marriage and Property: The Rights of an Indonesian Married to a Foreigner
An Indonesian citizen married to a foreigner can still hold SHM freehold title, if property is kept separate the right way. Rules on own assets, marriage agreements, inheritance and the one-year limit.
法律与文件 Extending an HGB That Is About to Expire: Requirements, Costs and Timing
An HGB (building use right) has a time limit: 30 years, extendable by 20, then renewable for 30. The difference between extension and renewal, requirements, when to apply, and costs.
法律与文件 Blocked or Seized Land Certificates: How to Check and What It Means for Buyers
A block (blokir) or seizure (sita) is a note at the land office that stops a sale. Learn the difference, how to check before you pay, and what to do if one shows up.
法律与文件 Surat Keterangan Waris: Who Makes It and When You Need It
A surat keterangan waris (heirship statement) names the legal heirs. The forms it takes, who makes it, what it contains, and when a bank or the land office asks for it.
法律与文件 Surat Sporadik: What It Does, What It Says, and How It Is Made
A surat sporadik is a statement of physical possession for land that has no certificate yet. What it says, who witnesses it, its role in first registration, and its limits.
法律与文件 Checking for Unpaid Land and Building Tax (PBB) Before You Buy
Unpaid PBB stays with the property and can hold up the deed of sale. How to read the SPPT, check for arrears, and agree who pays them.
法律与文件 HGB on HPL Land: What to Know Before Buying a Shophouse or Market Kiosk
HGB titles on management rights land (HPL) are common for shophouses and market kiosks. What the HPL holder's consent, extensions and resale mean for you.
法律与文件 Running a Business From Your Home in Indonesia: Zoning, NIB, Neighbours and Tax
Planning a small shop, catering or office at home? What to check first: zoning, an NIB through OSS, estate rules, the neighbours, and the effect on PBB.
法律与文件 Prenups and Postnups in Indonesia: What They Mean for Your Home and Mortgage
A marriage agreement can keep a couple's property separate, even after the wedding. Here's how it affects buying a home, getting a mortgage and selling.
法律与文件 Putting Property in a Minor's Name in Indonesia: Allowed, With Strings Attached
A house or land can be in a child's name, but selling it later needs a court's permission. How it works, the risks, and more flexible alternatives.
法律与文件 Buying a House Built on Someone Else's Land in Indonesia
A house on leased or borrowed land can look like a bargain. What documents to expect, the risks you take on, and when to walk away or price it in.
法律与文件 Boundary Disputes With a Neighbour: From Re-Measuring to Mediation
A neighbour's fence on your land, or boundary markers gone missing? The steps in order: check your papers, ask BPN to re-mark the boundary, mediate, then court.
法律与文件 The Certificate of Fitness for Use (SLF): Why It Matters for New Homes and Shophouses
An SLF certifies a building is fit for its intended use, issued after the PBG and construction. What buyers of new homes and shophouses should ask about it.
法律与文件 Powers of Attorney in Indonesian Property Deals: When They Work and When to Worry
A seller can be represented by power of attorney, but not every one is accepted by the PPAT. Notarial powers, the absolute power ban, and how to check.
法律与文件 买地之前，如何核查土地的空间规划与分区
有产权证不代表土地可以建房。本文介绍如何核查 RTRW、RDTR、KKPR 和 KRK，如何解读 KDB、KLB 和 GSB，以及需要警惕哪些分区。
法律与文件 自住住宅如何把 HGB 产权证升级为 SHM
您的房子还是 HGB 吗？本文说明印尼公民（WNI）名下、土地不超过 600 平方米的自住住宅升级为 SHM 的条件、所需文件、费用，以及产权证仍在银行时怎么办。
法律与文件 把住宅或土地赠与子女：手续、税费与限制
父母把住宅或土地赠与（hibah）子女：PPAT 契约、所需文件、所得税豁免、BPHTB、《伊斯兰法汇编》的三分之一限制，以及如何避免家庭纠纷。
法律与文件 私下土地买卖：是否有效，以及如何补救
凭收据私下买卖土地，作为合同可以有效，但没有土地契约官（PPAT）制作的契约就无法过户。本文说明其中的风险，以及如何补救。
法律与文件 油棕种植园的合法性：SHM、HGU、STD-B 与林区
买油棕种植园前如何看懂它的文件：SHM 还是 SKT、25 公顷以下种植园的 STD-B、企业持有的 HGU、合作农户种植园，以及林区风险。
法律与文件 如何分割土地产权证：用于划分地块或分配遗产
在土地局分割土地产权证：何时需要、办理流程、所需文件、划分地块的额外许可、非税国家收入（PNBP）费用，以及如何稳妥地购买一块地的一部分。
法律与文件 房子登记在丈夫或妻子名下：买卖中的婚后共同财产规则
婚后买的房子属于婚后共同财产，不论产权证上写的是谁的名字。本文说明配偶同意、婚前个人财产以及婚姻财产协议的相关规则。
法律与文件 房贷还清后，如何为产权证办理注销抵押登记（roya）
房贷还清后，产权证上的不动产抵押权需要通过注销抵押登记（roya）来删除。本文介绍银行交还的文件、办理步骤、电子注销以及特殊情况。
法律与文件 电子土地产权证：如何运作，怎样转换
纸质产权证依然有效。本文说明电子土地产权证如何运作、您的产权证何时转为电子版、如何核验，以及办理载体转换（alih media）的步骤。
法律与文件 买地之前，先认识加里曼丹的 SKT 与 segel 土地凭证
SKT、segel 和 sporadik 是土地占有的凭证，而不是产权证。了解其中的风险、核查方法，以及如何稳妥地购买并办理登记。
法律与文件 外国人能在印尼买房吗？使用权（Hak Pakai）的规定与限制
外国公民（WNA）不能持有 SHM，但可以以使用权（Hak Pakai）拥有住宅，或拥有公寓单元。本文说明相关条件、继承规定、跨国婚姻以及借名持有的风险。
法律与文件 AJB vs PPJB: The Difference and When Each Is Used
A clear guide to the difference between AJB and PPJB in Indonesian property deals, when each one applies, and the risks of a transaction that never moves past PPJB.
法律与文件 Understanding Taxes in Property Transactions
A practical guide to the taxes involved in buying and selling property in Indonesia, covering the seller's income tax, the buyer's acquisition duty, and why both must be paid before any deed can be signed.
法律与文件 The Role of Notaries and PPAT in Property Deals
A clear guide to understanding how notaries and PPAT officers work together in Indonesian property transactions, from drafting the deed of sale to completing the title transfer at BPN.
法律与文件 Understanding PBG, the Replacement for IMB, and How to Obtain One
A clear guide to PBG, the building approval that replaced Indonesia's old IMB permit: how it differs, why it matters when buying, selling, or applying for a mortgage, and how to apply through SIMBG.
法律与文件 Understanding the Certificate Transfer Process
A practical guide to transferring a land certificate title after a property purchase in Indonesia, covering the role of a PPAT, required documents, and tax obligations.
法律与文件 How to Verify a Land Certificate
A practical guide to verifying land certificate authenticity before a property transaction, covering certificate types, online tools, and red flags to watch for.
法律与文件 Understanding SHM HGB and AJB Documents
A practical guide to three key property documents in Indonesia, SHM, HGB, and AJB, including how to verify certificates and transfer ownership after a sale.
法律与文件 How to Convert Girik Land into a Freehold Certificate (SHM)
A practical guide to girik land in Indonesia: what it actually is, why converting it to SHM matters, the BPN first-time registration route, required documents, and the risks of buying land that is still girik.
法律与文件 How to Transfer an Inherited Property Title (Balik Nama Warisan)
A step-by-step guide to transferring an inherited property title in Indonesia: the death certificate, heir statements, inheritance BPHTB, and reaching agreement among heirs before disputes start.
法律与文件 How to Replace a Lost or Damaged Land Certificate
A practical guide to replacing a lost or damaged Indonesian land certificate: the police report, sworn statement, public announcement, and the documents BPN requires.
法律与文件 How to Avoid Land Disputes When Buying
A practical guide to understanding land rights, verifying certificates, and completing the right legal steps before buying property in Indonesia.
常见问题
SHM、HGB 与 AJB 有何区别？
SHM（永久产权）是最强的所有权，无期限；HGB（建筑权）在一定年限内可建造并可续期；AJB（买卖契据）并非所有权证书，而是过户流程的依据文件。
如何核验证书真伪？
可到当地土地局（BPN）或通过 Sentuh Tanahku 等官方渠道查询，核对业主信息、编号与地界。为更稳妥，交易时请 PPAT 协助。
买卖房屋会产生哪些税费？
卖方通常就权利转让缴纳最终 PPh，买方缴纳 BPHTB，均按交易额或 NJOP（取较高者）的一定比例计。此外还有公证/PPAT 与过户费用。