Buying a property through Vorneo

No. Our commission comes from the seller's side, not the buyer's. You pay the property price and the official transaction costs, with nothing added on top for us.

The buyer normally covers the land and building acquisition duty (Bea Perolehan Hak atas Tanah dan Bangunan, BPHTB) at 5 percent of the transaction value after the regional tax-free threshold, plus the conveyancing officer (Pejabat Pembuat Akta Tanah, PPAT) fee and the certificate transfer. The seller covers final income tax (Pajak Penghasilan, PPh) at 2.5 percent. Buying from a developer can also attract value added tax (Pajak Pertambahan Nilai, PPN), whose rate moves with government policy, so we re-check it per transaction. As a rough guide, budget around 6 to 8 percent of the price for costs on top of the price itself.

Yes, and we stay with you through to signing. We prepare the property paperwork the bank asks for, point you at the bank whose ceiling suits your profile best, and attend the valuation. Bear in mind the bank values the property itself, so the approved ceiling can land below the asking price and the gap becomes extra down payment.

For a mortgage, banks generally want 10 to 20 percent of the value they approve, depending on the bank, the property type, and whether this is your first home. There have been periods when Bank Indonesia relaxed this to zero percent for a first home, so the exact figure needs checking with the bank when you apply. You can work out the monthly instalment range on the mortgage calculator page on this site.

Send us the listing code or link on WhatsApp and tell us which day and time suits you. We arrange the slot with the owner and meet you there. Viewings are free, and you're not expected to decide anything on the spot.

Almost always. We pass your offer to the owner as it is, and we'll tell you if the number sits far off what comparable properties nearby actually sold for. We don't hold back low offers to look good; the decision stays with the owner.

Before a property goes live we match the certificate against the owner's identity and confirm there are no outstanding land and building tax (PBB) arrears. As the transaction approaches, the conveyancing officer (PPAT) runs a formal check with the National Land Agency (BPN) to confirm the certificate is genuine, not pledged as collateral, and not in dispute. We don't recommend any transaction that skips this step.

A freehold title (Sertifikat Hak Milik, SHM) is full ownership with no expiry and the safest to live in, but only Indonesian citizens can hold one. A right-to-build title (Hak Guna Bangunan, HGB) runs for a fixed term and must be renewed; it's common in developer housing and shophouses. A segel or girik is not a certificate at all but evidence of possession over unregistered land, so it's cheaper, riskier, and can't be used as bank collateral.

Yes. We'll send a walkthrough video and the exact map pin, and we can run the viewing over a video call if you can't travel yet. For signing the deed you still need to appear before the conveyancing officer (PPAT) in person, or appoint a representative with a valid power of attorney.