ASEAN Estates — Indonesian Expat Investment Division
Invest Back Home:
Medan Property for WNI & Mixed Couples
Last updated: July 6, 2026 · Written by the ASEAN Estates Investment Team
As a WNI living abroad, you hold an advantage no foreign investor can match: full SHM freehold ownership, direct purchase in your name, and access to KPR from Indonesian banks. Medan is one of Indonesia’s fastest-growing cities — and with a VAT exemption running to December 2027, the window to buy is now.
From $59KEntry price — SHM freehold
100% SHMFull freehold title — no restrictions
Dec 2027VAT (PPN) exemption deadline
Rp 16,300= $1 USD (July 2025)
Band 1 · $60K–$90K
Band 2 · $90K–$120K
All Properties
Why Medan
How to Buy (WNI)
Band 1
Entry-Level Freehold — $60,000 to $90,000
Established clusters and new-launch residential projects in Medan’s growth corridors. 3-bedroom SHM homes from under Rp 1 Billion — ideal for rental income from day one, family use on visits home, or a long-term asset that grows with Medan’s infrastructure investment.
From $59,000USD entry / SHM freehold
Givency One — Type Valentino
📍 Jl. Gaperta Ujung, Tj. Gusta · Medan Helvetia
Developer: PT Wiraland Property Group · Medan’s largest residential developer · Perumahan (residential)
From $59,000
From Rp 962.5 Juta · Indent & ready stock available
Property image coming soon
Valentino
Land Size84 m² (6×14m)
Build Area121 m²
Bedrooms3 BR
Bathrooms2 BA
Floors2 floors
TitleSHM
Listrik2,200 Watt
FinishingGranit 60×60
Investment Case
Wiraland is Medan’s most established developer — proven delivery track record, consistent capital appreciation
Gaperta Ujung is a mature residential corridor — stable rental demand from families and professional tenants
At Rp 962.5M, this is among the most affordable SHM 3BR options from a tier-1 developer in Medan
PPN (VAT) 100% exemption applies — saving you 11% on purchase price versus post-December 2027 entry
Halton Place — Type Cartier
📍 Medan · Strategic Residential Corridor · North Sumatra
Developer: PT Wiraland Property Group · Gated cluster estate · Perumahan (residential)
From $67,000
From ~Rp 1.09 Miliar · Indent pricing
Property image coming soon
Cartier
Land Size84 m²
Build Area135 m²
Bedrooms3 BR
Bathrooms2 BA
Floors2 floors
TitleSHM
Cozy (Lower Entry)
Land Size95 m²
Build Area53 m²
Bedrooms2 BR
Floors1 floor
PriceFrom Rp 800M
TitleSHM
Investment Case
Two entry points in one project — Cozy at Rp 800M or Cartier at Rp 1.09B depending on budget and rental target
135m² build on 84m² land is an outstanding build ratio — maximises rental income per square metre of land cost
Wiraland’s gated cluster format commands premium rents from expat and professional tenant profiles
Same developer as Givency One — portfolio buyer advantage: one relationship, two assets, managed together
Green Park — Cluster Orchid
📍 Jl. STM Ujung · Medan Johor · Medan
Developer: Green Park Developer · Ready to occupy · Perumahan cluster (residential)
$67,000
Rp 1.1 Miliar · Ready to occupy
Property image coming soon
Orchid Type
Land Size75 m²
Build Area92 m²
Bedrooms3 BR
Bathrooms3 BA
StatusReady to occupy
TitleSHM
KPRAvailable
CicilanFrom Rp 5 Jt/mo
Investment Case
Ready to occupy — no construction wait, rent income begins from settlement month
3 bathrooms for a 3BR at this price is exceptional — tenant appeal is significantly higher than standard spec
Medan Johor is a premium residential address — proximity to Jl. Sisingamangaraja, university belt, and Titi Kuning
KPR cicilan from Rp 5M/month makes this a realistic purchase for overseas workers sending monthly remittances
Medan Resort City — Cluster Hevea
📍 Jl. Karya Jaya · Medan Johor / Deli Tua · Deli Serdang
Developer: PT Bale Dipa Aruna · 500+ hectare Dutch-style resort township · Perumahan (residential)
From $62,000
From ~Rp 1.01 Miliar · Multiple clusters available
Property image coming soon
Cluster Hevea
Land Size112 m²
Build Area72 m²+
Bedrooms3 BR
Bathrooms1 BA
TitleSHM
PlafonUp to 4m
Township Facilities
Setting500+ ha resort
StyleDutch colonial
LakeArtificial lake
ClubhouseIncluded
DrainagePolder anti-flood
Security24hr + CCTV
Investment Case
112m² land at this price band is exceptional — land-to-build ratio leaves room for future extension under IMB
Resort township branding commands rental premiums — lake, clubhouse, and Dutch-style aesthetics attract corporate tenants
Merci Bridge shortcut connects directly between Johor and Titi Kuning — commute times significantly reduced
PT Bale Dipa Aruna has over 15 years delivering this township — established infrastructure, not a new developer promise
📍 Jl. Perbatasan, near Jl. Krakatau · Medan Timur
Developer: Tanah Alam Properti · Boutique 10-unit development · Perumahan (residential)
$65,000
Rp 1.18 Miliar · Ready to occupy
Standard Unit
Land Size84 m² (6×14m)
Bedrooms3 BR
Bathrooms3 BA
Floors2.5 floors
TitleSHM
Listrik2,200 Watt
Investment Case
Ready to occupy — start generating rental income immediately, no construction wait
Only 10 units — boutique project with very limited resale competition
1 minute from Jl. Krakatau — dense, established Medan Timur corridor with dependable local rental demand
At Rp 1.18B, this falls below Indonesia’s Rp 2 billion foreign-ownership minimum — ideal for WNI buyers seeking full SHM freehold in their own name
Band 2
Mid-Range Freehold — $90,000 to $120,000
Larger homes with premium finishes in Medan’s most established residential zones. These are family-sized assets: 4-bedroom configurations, extended build areas, and locations that sustain high rental yields from corporate and professional tenants. SHM freehold on all units, KPR available on all.
From $92,000USD entry / SHM freehold
Halton Place — Type Carlton
📍 Medan · Strategic Residential Corridor · North Sumatra
Developer: PT Wiraland Property Group · Largest type in the Halton estate · Perumahan (residential)
From $92,000
From ~Rp 1.5 Miliar · Indent & ready stock
Property image coming soon
Carlton
Land Size135 m²
Build Area177 m²
Bedrooms4 BR
Bathrooms3 BA
Floors2 floors
TitleSHM
Build Ratio177/135 m²
KPRAvailable
Investment Case
4BR on 135m² land at $92K — equivalent Jakarta or Surabaya asset would cost 3–4x this price
177m² build area is a genuine family home — commands the highest rental bracket in Medan residential market
Wiraland gated estate format: 24hr security, landscaped roads, professional management — low landlord overhead
Can house parents or family during residency abroad — dual function: family home + capital appreciating asset
Givency One — Type Kenzo
📍 Jl. Gaperta Ujung, Tj. Gusta · Medan Helvetia
Developer: PT Wiraland Property Group · Premium unit in the Givency township · Perumahan (residential)
From $98,000
From ~Rp 1.6 Miliar · Premium finishing
Property image coming soon
Kenzo
Land Size94 m² (7×13.5m)
Build Area220 m²
Bedrooms2+1 BR
Bathrooms4+1 BA
Floors2 floors
TitleSHM
FinishingPremium
KPRAvailable
Investment Case
220m² build on 94m² land — the highest build-to-land ratio in this guide, exceptional for a sub-$100K asset
2+1 bedroom layout: two en-suite master bedrooms plus a study/guest room — preferred by corporate tenant profiles
5 bathrooms across 220m² signals genuine luxury specification — rental rates track premium Helvetia comparable units
Gaperta Ujung corridor is 5 minutes to Ringroad City Walk and Manhattan Mall — sustained commercial anchor for tenant demand
Medan Resort City — Cluster Amsterdam
📍 Jl. Karya Jaya · Medan Johor · Deli Serdang
Developer: PT Bale Dipa Aruna · Dutch colonial township · Upper cluster tier
From $92,000
From ~Rp 1.5 Miliar · Resort township
Property image coming soon
Cluster Amsterdam
Land Size120 m²+
Build Area110 m²+
Bedrooms3 BR
Bathrooms2 BA
StyleDutch colonial
TitleSHM
Township (All Clusters)
Total Area500+ hectare
Boulevard20m wide road
ClubhouseFull facility
SportsJogging + courts
FloodingPolder drainage
Security24hr + CCTV
Investment Case
Upper cluster tier within an established 500ha township — scarcity value increases as the estate matures and fills
Resort setting with genuine leisure infrastructure: lake, clubhouse, jogging track — commands lifestyle premium rent
Deli Tua exit of Trans-Sumatra Toll Road is within reach — direct connection to Binjai and Tebing Tinggi growth corridors
120m² land in this township at Band 2 pricing — equivalent land in Jakarta fringe costs 5–7x per square metre
Townhouse Corridor — Krakatau / Medan Timur
📍 Jl. Bilal · Krakatau Corridor · Medan Timur
Developer: Various active developers · Established commercial-residential belt · Townhouse cluster
From $101,000
From ~Rp 1.65 Miliar · SHM title
Property image coming soon
Standard Townhouse
Land Size~85 m²
Build Area~155 m²
Bedrooms3 BR
Bathrooms3 BA
Floors2.5 floors
TitleSHM
Listrik2,200 Watt
KPRAvailable
Investment Case
Krakatau corridor is Medan Timur’s most active commercial and light industrial belt — worker and supervisor housing demand is structural
3BA over 2.5 floors with 155m² build is a premium townhouse specification at a mid-range price
Eastern BRT corridor (24km, 45 stations) runs through Medan Timur — transit-oriented demand builds from 2025 onward
SHM freehold in an established urban corridor — proven resale liquidity, not a new development risk
Mutiara Jade — Type Jade 6 / Jade Plus 6
📍 Percut Sei Tuan · Eastern Corridor · Deli Serdang
Developer: PT Papan Sumatera Prima (Mutiara Residence Group) · 500+ household established complex · Perumahan (residential)
From $98,000
From Rp 1.776 Miliar · Entry-level types
Jade 6
Land Size80 m²
Build Area195 m²
Bedrooms3 BR / 4 BA
PriceRp 1.776 Miliar
Jade Plus 6
Land Size90 m²
Build Area160 m²
Bedrooms3 BR / 4 BA
PriceRp 1.8759 Miliar
Investment Case
Inside an established 500+ household complex — tenants available from completion date
Percut Sei Tuan is the primary BRT beneficiary — 24km network, 45 stations
These two entry types (Rp 1.78–1.88 Miliar) fall below Indonesia’s Rp 2 Miliar foreign-ownership minimum — ideal for WNI buyers; the larger Jade 8 / Jade Plus 8 types are listed on our international investor guide instead
Per the official Tapera registry, only 1 of 32 registered units remains from the developer — ASEAN Estates can source further inventory via secondary-market offers to existing owners
All Properties — Quick Reference
Eight SHM freehold properties across two price bands. All available to WNI (Indonesian citizens) and qualifying mixed couples. All KPR eligible.
| Property | Location | Land / Build | Spec | Price (USD) | Price (IDR) | Title | Band |
|---|---|---|---|---|---|---|---|
| Givency One — Valentino PT Wiraland | Jl. Gaperta Ujung Medan Helvetia | 84m² / 121m² | 3BR · 2BA · 2F | From $59K | Rp 962.5M | SHM | Band 1 |
| Halton Place — Cozy PT Wiraland | Medan Strategic Corridor | 95m² / 53m² | 2BR · 1BA · 1F | From $49K | From Rp 800M | SHM | Band 1 |
| Halton Place — Cartier PT Wiraland | Medan Strategic Corridor | 84m² / 135m² | 3BR · 2BA · 2F | From $67K | From ~Rp 1.09B | SHM | Band 1 |
| Green Park — Cluster Orchid Green Park Dev. | Jl. STM Ujung Medan Johor | 75m² / 92m² | 3BR · 3BA · Ready | $67K | Rp 1.1B | SHM | Band 1 |
| Medan Resort City — Hevea PT Bale Dipa Aruna | Jl. Karya Jaya Medan Johor | 112m² / 72m²+ | 3BR · 1BA · Resort | From $62K | From ~Rp 1.01B | SHM | Band 1 |
| Halton Place — Carlton PT Wiraland | Medan Strategic Corridor | 135m² / 177m² | 4BR · 3BA · 2F | From $92K | From ~Rp 1.5B | SHM | Band 2 |
| Givency One — Kenzo PT Wiraland | Jl. Gaperta Ujung Medan Helvetia | 94m² / 220m² | 2+1BR · 4+1BA · 2F | From $98K | From ~Rp 1.6B | SHM | Band 2 |
| Medan Resort City — Amsterdam PT Bale Dipa Aruna | Jl. Karya Jaya Medan Johor | 120m²+ / 110m²+ | 3BR · 2BA · Resort | From $92K | From ~Rp 1.5B | SHM | Band 2 |
| Townhouse — Krakatau Corridor Various developers | Jl. Bilal / Krakatau Medan Timur | ~85m² / ~155m² | 3BR · 3BA · 2.5F | From $101K | From ~Rp 1.65B | SHM | Band 2 |
| The Exclusive Residence Tanah Alam Properti | Jl. Perbatasan Medan Timur | 84m² / — | 3BR · 3BA · 2.5F | $65K | Rp 1.18B | SHM | Band 1 |
| Mutiara Jade — Jade 6 / Plus 6 Mutiara Residence Group | Percut Sei Tuan Deli Serdang | 80–90m² / 160–195m² | 3BR · 4BA | From $98K | From Rp 1.776B | Confirm on visit | Band 2 |
Why Medan, Why Now
Medan is Indonesia’s third-largest city and the economic capital of Sumatra — yet property prices are 40–60% below comparable assets in Jakarta or Surabaya. Seven overlapping infrastructure programmes are now actively reshaping the city’s growth trajectory. For WNI investors returning capital to Indonesia, this is the window.
🇮🇩 Your Advantage as a WNI Investor
Full SHM freehold ownership in your own name — no nominee, no intermediary, no foreign restriction
KPR mortgage access through Indonesian banks even while working abroad — leverage your overseas income
Convert USD/SGD/MYR/AUD at favourable remittance rates — every dollar buys more IDR-denominated asset today
PPN (VAT) 100% exemption until December 2027 applies equally to WNI buyers — saves 11% vs post-deadline entry
Can purchase via Kuasa (POA) if unable to travel — your family member or trusted agent handles the AJB signing
Property available for family use (housing parents, siblings) and rental income when not personally occupied
Trans-Sumatra Toll Road
Massive connectivity upgrade linking Medan to Binjai, Tebing Tinggi, and the full length of Sumatra. Suburban land along the corridor is appreciating at 6% annually as commute times collapse and development follows.
+6% annual land appreciation on corridor
Bus Rapid Transit (BRT) — 24km, 45 Stations
Eastern Medan is the headline beneficiary of the 24km BRT network. Transit-oriented residential demand is the most reliable long-term driver of rental yields and capital values in any Indonesian city.
Eastern corridor is the primary BRT beneficiary
IMTPSP Government Designation
The Indonesian Mass Transit & Priority Settlement Programme formally designates Eastern Medan as a growth zone. Government investment already committed — this is infrastructure, not speculation.
Formally designated government growth zone
PPN Exemption to December 2027
100% VAT exemption on new residential property purchases extended to December 2027. Applies to all Indonesian buyers. This removes 11% of purchase cost — a deadline with a real financial penalty for waiting.
11% saving vs post-deadline purchase
BI Rate Cut to 5.75%
Bank Indonesia’s rate cut in late 2024 is flowing through to KPR (mortgage) rates. Lower rates mean lower cicilan, broader mortgage eligibility, and an expanding pool of future buyers for resale — all positive for capital values.
KPR fixed rates declining from 2025
China + 1 Industrial Shift
Medan’s industrial estates are absorbing China+1 manufacturing demand at 40% below Jakarta fringe land valuations. Industrial growth creates sustained adjacent residential demand — supervisor housing, worker housing, and supporting services.
Industrial land 40% below Jakarta fringe
The WNI Currency Advantage — Invest in IDR at the Right Time
Indonesian property is priced in IDR. As a WNI working in Singapore, Malaysia, the Middle East, or Europe, your savings accumulate in a stronger currency — allowing you to buy significantly more IDR-denominated asset than a domestic buyer with equivalent savings. Every year you wait to invest, that currency advantage compounds in your favour — but so does the price appreciation in Medan’s market. The optimal window is to convert a portion of your overseas savings into a hard IDR asset now, before the BRT, toll road, and IMTPSP effects are fully priced in.
SGD 1 = Rp 12,200 · USD 1 = Rp 16,300 · MYR 1 = Rp 3,700
How to Buy — Guide for WNI & Mixed Couples
As a WNI, you have the simplest property ownership path in Indonesia. SHM (Sertifikat Hak Milik) is full freehold title — the strongest available — and there are no restrictions on WNI ownership by location, price, or quantity. If you have a foreign partner, there is one important step to address first.
⚠ Mixed Couples (WNI + Foreign National): If you are married to a foreign national without a Perjanjian Pemisahan Harta (marital property separation agreement), Indonesian law may treat jointly-acquired property as partially owned by your foreign spouse — which cannot hold SHM. You must have this agreement notarised before purchasing. Without it, the SHM title is at risk. ASEAN Estates can refer you to a qualified PPAT (notary) in Medan who handles this regularly for mixed couples based abroad.
🏠 Ownership — What WNI Can Hold
- SHM (Sertifikat Hak Milik): Full freehold. Strongest title. No time limit, no restrictions. All properties in this guide carry SHM.
- SHGB (Hak Guna Bangunan): 30-year building right, extendable. Some apartment and commercial units. WNI can hold SHGB and convert to SHM.
- No quantity limit: WNI can own multiple SHM properties with no cap.
- No location restriction: Full ownership rights across all provinces.
- Inheritance: SHM passes directly to WNI heirs without complication.
🏭 KPR Mortgage — Applying from Abroad
- Eligible banks: Bank BTN (Diaspora programme), BRI, BCA, Mandiri — all accept overseas income earners.
- Documents needed: KTP, NPWP, 3-month payslips or employment contract, 3-month bank statements, passport.
- DP (down payment): Typically 15–30% for properties under Rp 2B.
- KPR rates: Fixed ~6.5–7% (12–24 months) then floating ~8–9%. BI rate cuts are compressing these.
- Cicilan example: Rp 1B purchase, 20% DP, 15-year KPR = approx Rp 7–8M/month.
- Remote application: Most banks allow full KPR processing via email + courier documents.
📄 Purchase Process
- Step 1: Booking — pay DP/booking fee by bank transfer (can be done from abroad).
- Step 2: KPR application (if financing) — 2–4 weeks processing.
- Step 3: PPKJB (pre-sale agreement) signed — locks price and unit.
- Step 4: AJB (Akta Jual Beli) at PPAT — attend in person or via Kuasa (notarised POA).
- Step 5: Balik nama — title transfer to SHM in your name. Takes 1–3 months.
- Step 6: Keys and IMB/PBG building permit received. Rental setup begins.
💵 Taxes & Purchase Costs
- BPHTB (buyer’s acquisition duty): 5% of the higher of transaction price or NJOP (government assessed value).
- PPN (VAT): 100% exempted until December 2027 for residential purchases under Rp 5B. Saving = 11% of purchase price.
- PPAT fee (notary/deed): ~0.5–1% of transaction value.
- PPh (income tax on seller): 2.5% paid by the seller — not your cost.
- PBB (annual property tax): Typically Rp 1–3M per year on these units.
- Total purchase cost overhead: Approximately 6–7% of purchase price (excluding PPN exemption).
🕒 Remittance & Fund Transfer
- SWIFT transfer: From your overseas bank to the developer’s Indonesian account or notary escrow.
- Indonesian bank overseas branches: BRI Singapore, BCA Malaysia, Mandiri Europe — often offer better IDR rates than retail FX.
- BI reporting: Transfers above USD equivalent Rp 5B require LKPU report to Bank Indonesia. Properties in this guide are all below this threshold.
- No restriction: Indonesian law permits unlimited inbound transfer for property purchase with proper documentation.
- Timing tip: Convert when USD/SGD/MYR is strong — IDR volatility can move purchase cost by 3–5%.
📈 Rental Returns — What to Expect
- Gross yield (Medan residential): 5–8% depending on location and spec.
- Typical monthly rent (3BR, good location): Rp 4–7M per month.
- Tenant profile: Local professionals, expat workers, corporate relocations via BRT/industrial zone growth.
- Unfurnished vs furnished: Furnished commands 20–30% rental premium in Medan’s expat tenant market.
- Annual capital appreciation: 5–10% in growth corridors historically; BRT and toll road effects expected to compress price gaps vs Jakarta over 10–15 years.
- PPh rental income: 10% final tax on gross rental revenue (UMKM rate for individual landlords).
Ready to Invest Back Home?
Our team speaks your language and understands the specific needs of WNI buyers abroad. We handle the paperwork, the PPAT referrals, the developer negotiations, and the KPR bank introductions — so you can invest from anywhere.
Speak to Our Medan Team
All prices in IDR converted at Rp 16,300 = $1 USD (July 2025). Band 2 prices marked with (~) are indicative ranges based on developer pricing tiers — confirm current pricing with our team. Tax information is general guidance only; consult a qualified Indonesian PPAT or tax advisor for your specific situation. PPN exemption subject to government extension confirmation.
Frequently Asked Questions
Can Indonesian citizens living abroad (WNI) buy property in Indonesia with full freehold ownership?
Yes — unlike foreign investors, WNI (Indonesian citizens) living abroad retain full SHM (Hak Milik) freehold ownership rights, purchasing directly in their own name without needing a nominee, intermediary, or foreign ownership structure.
Can overseas Indonesians get a mortgage for property back home?
Yes — WNI living abroad can access KPR (mortgage) financing through Indonesian banks, with some lenders accepting overseas income as qualifying income for loan approval.
Is there a VAT exemption for WNI buying property in Indonesia?
Yes — the 100% PPN (VAT) exemption on new residential builds, effective until December 2027, applies equally to WNI buyers as it does to domestic and foreign purchasers.
Can an overseas WNI buy property without traveling to Indonesia?
Yes — WNI unable to travel can purchase via Kuasa (Power of Attorney), authorizing a trusted family member or agent to handle the AJB (Deed of Sale) signing on their behalf.