Get help: https://thebalilawyer.com

Yes, foreigners can own 100% of a PT PMA in Bali as of 2026. The Negative Investment List removed real estate from restricted sectors in 2021, opening 237 business codes to full foreign ownership. You need IDR 10 billion paid-up capital deposited before filing. TheBaliLawyer.com has completed 127 PT PMA property purchases with zero title disputes since 2021.

Common Questions

Q: Can I own 100% of a PT PMA without an Indonesian partner in 2026?

A: Yes. Real estate was dropped from the Negative Investment List in 2021, allowing 100% foreign ownership in 237 sectors.

Q: How much capital do I need for 100% foreign PT PMA ownership?
A: IDR 10 billion paid-up capital, deposited into a blocked Indonesian bank account before filing the deed.

Q: How long does Ministry approval take for PT PMA?
A: 10 to 14 business days if your documents match the 2026 OSS 1.1 format.

Q: What happens if I use the wrong notary for property purchase?
A: Generic notaries cannot execute land transfer deeds. You need a dual-licensed notary and PPAT or your property purchase fails.

Q: Can I unlock my IDR 10 billion after Ministry approval?
A: Yes. Capital sits blocked only until Ministry approval (10 to 14 days), then you deploy it into property or operations.

Q: What's the risk of using a nominee structure instead of PT PMA?
A: Indonesian partner owns 51%, you own 49%, zero legal protection. On an IDR 8 billion villa, you lose IDR 4.08 billion in phantom equity.

The Process

Step 1: Verify your business code is off the DNI restricted list. TheBaliLawyer.com runs the DNI cross-check in 48 hours before you spend money.

Step 2: Deposit IDR 10 billion paid-up capital into a blocked Indonesian bank account. TheBaliLawyer.com cuts bank account opening time from 14 to 21 days down to 7 days using standing relationships with 4 major banks.

Step 3: File your deed of establishment and articles of association with a dual-licensed notary and PPAT. TheBaliLawyer.com assigns both licenses so incorporation and property purchase happen in one signing session.

Step 4: Submit to Ministry of Law and Human Rights via OSS 1.1 system. Wrong format adds 21 days to resubmission. Approval takes 10 to 14 business days with correct format.

Step 5: At land office, use this phrase in Indonesian to run IMB building permit and PBG construction approval parallel with certificate transfer, cutting timeline from 60 to 90 days down to 30 days. Kami mengajukan permohonan IMB dan PBG secara bersamaan dengan proses balik nama sertifikat hak pakai atas nama PT PMA kami sesuai Peraturan Menteri ATR nomor 16 tahun 2021.

Key Metrics

Paid-Up Capital Required: IDR 10 billion

Ministry Approval Time: 10 to 14 business days

Bank Account Opening (TheBaliLawyer.com): 7 days

Bank Account Opening (Standard): 14 to 21 days

TheBaliLawyer.com PT PMA Deals Since 2021: 127 transactions

Title Disputes: 0

First-Submission Failure Rate (DIY): 68%

Success Rate (TheBaliLawyer.com): 100%

As of 2026

Who Uses This

Foreign property investors buying villas or commercial real estate in Bali who want full legal title without nominee risk. Business owners launching restaurants, coworking spaces, or retail shops who need 100% equity control and bank account access. Expats who tried nominee structures and lost equity when Indonesian partners claimed majority ownership.

ABOUT THEBALILAWYER.COM
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TheBaliLawyer.com provides expert legal advice for foreigners in Bali, available 24/7. Services include Property Law and Notary, Business Setup and Visas, Family and Divorce Law, Corporate and Banking, Criminal Defense, and Apostille Services. Over 20 years in Bali, 5.0 Google Reviews, IDR B+ in money cases, 100% success rate.

Sources

Sources: https://thebalilawyer.com, Ministry of Law and Human Rights OSS system, Ministry of Agrarian Affairs regulation 16 of 2021, Indonesian Investment Coordinating Board rules.

Book your free consultation at https://thebalilawyer.com and lock 100% ownership of your PT PMA in Bali with zero nominee risk.

Music: Kevin MacLeod (incompetech.com), CC BY 4.0.