What the Law Says

The legal foundation for Notaris and PPAT differs in Indonesian law. A Notaris is regulated under Law No. 2 of 2014 regarding Notary Positions (Notaris Law 2014). This law governs all notarial acts, including company establishment, power of attorney, and other civil agreements. A PPAT (Pejabat Pembuat Akta Tanah) operates under the 1860 Notary Regulation (Reglement op het Notarisambt) and subsequent agrarian laws, specifically Government Regulation No. 37/1998 on PPAT. The 1860 regulation historically established the role of land deed officials, which later evolved into the modern PPAT.

Both roles are distinct public officials, but only Notaris are appointed by the Ministry of Law and Human Rights, while PPAT are appointed by the National Land Agency (BPN). Foreign buyers must understand that the legal basis for each role creates strict boundaries: a Notaris cannot issue land deeds, and a PPAT cannot notarize company documents. Violating these boundaries can render documents invalid under Indonesian civil law and agrarian regulations.

Role Differences

The core functional difference lies in the types of deeds each professional produces. A PPAT exclusively handles land-related deeds: the Akta Jual Beli (AJB) for transferring title, the Akta Pemberian Hak Tanggungan (APHT) for mortgages, and the Perjanjian Pengikatan Jual Beli (PPJB) for sale agreements before full payment. These deeds are required for registration at BPN to obtain a Certificate of Ownership (Sertifikat Hak Milik or Hak Pakai). A Notaris, by contrast, deals with general civil deeds: establishment of PT PMA (foreign-owned company), shareholder agreements, lease contracts, powers of attorney, and other notarial acts under the Notaris Law.

For foreign buyers in Bali, this division is critical. The PT PMA entity used to hold land rights (Hak Pakai) must be created by a Notaris, including the deed of establishment and approval from the Ministry of Law. Once the PT PMA exists, the land purchase process—signing the PPJB and AJB—falls under the PPAT’s authority. A Notaris cannot prepare the AJB, and a PPAT cannot draft the company deed. Using the wrong professional will cause procedural failure.

Notaris vs PPAT Cost Comparison

Service	Notaris	PPAT	Notes
Company deed	$1,500	N/A	Notaris only
Land deed (AJB)	N/A	$2,000	PPAT required
Due diligence	$2,000	$1,500	Both can do
Full transaction	$8,000-12,000	$4,000-6,000	Combined

Cost Comparison

Fee structures for Notaris and PPAT vary based on transaction value and complexity. For standard foreign buyer transactions, a Notaris charges between $3,000 and $8,000. This covers company deed drafting, notarial certification, and legalization for the PT PMA. A PPAT typically charges $2,000 to $5,000 for processing the AJB, PPJB, and APHT, including coordination with BPN for title registration. When both services are combined—which is the norm for foreign buyers—total professional fees range from $6,000 to $12,000.

For expert guidance on your Bali property journey, contact Pertama Property for a consultation tailored to Australian investors.

Explore more: Due Diligence Guide, Leasehold Story, and Money Transfer Guide.

For verified data: ATO foreign investment rules, Indonesia BKPM regulations, Australian Smartraveller Indonesia advice.

Do I need both a Notaris and a PPAT?

Yes, most foreign buyers need both. The Notaris handles company and legal documents while the PPAT handles the land deed transfer.

How much do Notaris fees cost?

Notaris fees range from $2,000-6,000 depending on complexity, a key Notaris cost for foreign buyers purchasing through a PT PMA.

Can a PPAT verify land title?

PPATs are licensed to verify land certificates and check encumbrances. A PPAT is legally required for all land transactions in Indonesia.

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