How to Register a Villa Investment Under a PT PMA in Indonesia (2026 Guide for Habitat Lombok Buyers)

If you're considering buying a villa in Habitat Lombok, whether in Habitat Garden, Habitat Vibe, or Habitat Forest, one of the most common questions is: How can a foreigner legally own a villa in Lombok?

The most secure and scalable structure for serious investors is through a PT PMA (Perseroan Terbatas Penanaman Modal Asing) - a foreign-owned limited liability company in Indonesia.

This guide explains:

1. What a PT PMA is

2. The new 2025/2026 regulations

3. How it applies specifically to owning a villa at Habitat Lombok

4. And what foreign investors need to know before registering

What Is a PT PMA?

A PT PMA is a foreign investment company structure that allows foreigners to legally operate a business in Indonesia, including real estate investment and villa rental operations.

According to ILA Global Consulting, a foreigner can use a PT PMA to:

1. Acquire property under HGB (Hak Guna Bangunan – Right to Build)

2. Apply for building permits and licenses in the company’s name

This is particularly relevant for investors purchasing a Habitat Vibe or Habitat Garden villa, where rental income and professional management are part of the investment model.

2025–2026 Update: New PT PMA Capital Rules

Indonesia’s Investment Ministry (BKPM) introduced updated regulations under BKPM Regulation No. 5 of 2025, effective October 2025. Here’s what changed:

1️⃣ Paid-Up Capital Reduced to IDR 2.5 Billion

The paid-up capital requirement has been lowered to IDR 2.5 billion This makes entry significantly easier for villa investors compared to previous thresholds. However…

2️⃣ Investment Plan Requirement Still IDR 10 Billion per KBLI

The minimum investment commitment remains IDR 10 billion per business activity code (KBLI)

If your PT PMA includes:

1. Property rental

2. Property management

3. Consulting

Each activity may require its own investment commitment. For a typical Habitat Lombok villa investor, the structure is usually:

• 1 KBLI for property rental / real estate activities

• A professional advisor should confirm the correct KBLI classification.

What Counts Toward the IDR 10 Billion Investment?

The regulation clarifies that:

1. Bank loans

2. Shareholder loans

3. Funds already spent on assets

May count toward the investment total (proportionally to what is actually spent)}

For example: If your Habitat villa costs IDR 4 billion and you’ve deployed that capital into the property, that amount contributes toward your investment reporting.

Administrative Changes in 2026

Under the new rules:

1. Registration now takes approximately 10 working days

2. Each shareholder requires a separate phone number

3. The company must have its own dedicated number

4. Directors must obtain an NPWP (tax ID) after incorporation

Additionally:
⚠️ Companies must submit quarterly LKPM investment reports, or risk license suspension. This is critical for investors planning to generate rental income from villas in Habitat Garden or Habitat Vibe.

Why PT PMA Makes Sense for Habitat Lombok Investors

Let’s connect the structure to the asset.

1️⃣ Habitat Lombok Is Designed for Rental Yield

Habitat Vibe villas offer:

1. Central Kuta location

2. Solar and eco-features

3. Full-service rental management

4. Projected strong ROI in Lombok’s growth zone

The development is:

1. 500m from the beach

2. Positioned within the Mandalika growth corridor

Habitat markets capital growth of 15–20% annually in Kuta Lombok’s boom cycle

If you’re operating your villa as a business, especially under a rental pool, a PT PMA structure provides:

1. Legal clarity

2. Tax optimization

3. Proper invoicing and revenue collection

4. Long-term exit flexibility

2️⃣ Tax Efficiency & Compliance

ILA Global Consulting highlights that:

1. Rental income generated in Indonesia must flow through an Indonesian entity

2. Cross-border transfers can trigger withholding tax

3. A properly structured PT PMA can optimize the tax outcome

For investors targeting recurring monthly rental income (often marketed at US $2,500–$3,200/month in Habitat’s investment model*), structuring correctly matters.

3️⃣ Risk Reduction in Lombok

Lombok is growing rapidly, but due diligence is essential. Thus, ILA advises buyers to:

1. Verify building permits (PBG & SLF)

2. Check zoning

3. Confirm access roads and utilities

4. Review realistic occupancy projections

Habitat Lombok positions itself as an established developer with multiple completed projects and strong local experience. Combining:
✔ A reputable development
✔ Legal ownership structure
✔ Professional tax compliance

Is what separates serious investors from speculative buyers.

Step-by-Step: How to Register a PT PMA for Your Habitat Villa

1. Define business activity (KBLI code) – usually real estate rental

2. Prepare shareholders and director structure

3. Inject minimum IDR 2.5B paid-up capital

4. Notary incorporation & Ministry approval

5. Obtain NPWP (tax ID)

6. Register business license (NIB) via OSS system

7. Ensure quarterly LKPM compliance

Most investors use a professional consultant for this process.

Is a PT PMA Mandatory?

Not always. Some investors choose:

1. Leasehold under personal name

2. Nominee structures (high risk)

3. Hak Pakai (limited structure)

However, for:

1. Multiple villa ownership

2. Long-term rental strategy

3. Scalability

4. Resale to institutional buyers

A PT PMA is generally the most secure and bankable approach.

Final Thoughts: Structuring Your Habitat Lombok Investment the Smart Way

Habitat Lombok sits:

1. 500 meters from Kuta Beach

2. In the Mandalika growth corridor

3. Within a high-demand tourism zone

If you’re buying for lifestyle alone, structure matters less.

If you’re buying for:

1. ROI

2. Yield

3. Long-term capital growth

4. Portfolio diversification

Then your ownership structure matters just as much as your villa choice.

Thinking of Buying at Habitat Lombok?

Before signing:

1. Confirm your ownership pathway

2. Map your tax exposure

3. Understand the 2.5B vs 10B capital framework

4. Align your strategy with your exit plan

Because in Indonesia…
The villa is the asset.
But the structure is the protection.

*individual results may vary