Legal Analysis of Legal Certainty of Land Ownership Rights for Foreign Citizens (WNA) in Indonesia

Siti Maemunah, Jawade Hafidz

Abstract


This study aims to analyze: 1) Legal certainty of land ownership rights for foreign nationals (WNA) in Indonesia. 2) Legal consequences of the transfer of land ownership rights covertly by foreign nationals (WNA). This type of research is included in the scope of normative legal research. The approach method in this study is the statute approach. The types and sources of data in this study are secondary data obtained through literature studies. The analysis in this study is prescriptive. The results of the study concluded: 1) Legal certainty of land ownership rights for foreign nationals (WNA) in Indonesia is strictly regulated by the Basic Agrarian Law (UUPA) and its implementing regulations. According to Article 42 of the Basic Agrarian Law (UUPA), WNA can only be given use rights and lease rights to land, not ownership rights. In addition, Article 52 paragraph (1) of Law Number 1 of 2011 concerning Housing and Residential Areas (as amended by Law Number 6 of 2023) emphasizes that foreign nationals can occupy houses with rental rights or usage rights. The main criteria for foreign nationals to own a house with rental rights or usage rights is the ownership of valid immigration documents in accordance with the regulations. The usage rights and rental rights system limits foreign nationals from having full control over a house or land, in accordance with Article 21 and Article 26 of the UUPA. 2) The legal consequences of the transfer of land ownership rights in a disguised manner by foreign nationals (WNA) have serious legal implications, considering that this violates the basic principles of the Basic Agrarian Law (UUPA) which limits land ownership rights only to Indonesian Citizens (WNI). Hidden agreements, such as nominee agreements, which aim to circumvent the provisions of agrarian law, are therefore considered null and void according to Article 26 paragraph (2) of the UUPA. As a result, the promised land will fall to the state, and the parties involved cannot demand a refund. This kind of agreement is contrary to the valid conditions of an agreement according to Article 1320 of the Civil Code, especially regarding the object of the agreement and the purpose that does not conflict with the law.


Full Text:

PDF

References


Journals:

Angelia Inggrid Lumenta.(2018).Tanggungjawab Badan Pertanahan Nasional Menurut Peraturan Pemerintah Nomor 24 Tahun 1997 Terhadap Tumpang Tindih Kepemilikan Tanah. Journal Lex Et Societatis . Vol. VI/No. 7.

C Tresnoputri et al.. (2023). Peranan Hukum Adat dalam Sistem Hukum Tata Negara Indonesia.” Archipelago: Jurnal Ilmu Sosial. Volume 10. nomor 5.

Hetharie. (2019).Perjanjian Nominee Sebagai Sarana Penguasaan Hak Milik Atas Tanah Oleh Warga Negara Asing (WNA) Menurut KUHPerdata.Jurnal Sasi.volume 25.nomor 1.

K Aswadi dan S Sarajudin. (2020). Kekuatan Pembuktian Perjanjian 'Pinjam Nama' Antara Orang Asing dan WNI untuk Keperluan Pembelian Tanah. Unizar Law Review (ULR) volume 3. no. 1.

Kadek Rita Listyanti. (2014). Ni Made Ari Yuliartini Griadhi. Hak atas Tanah bagi Orang Asing di Indonesia Terkait dengan Undang-Undang No. 5 Tahun 1960. Kertha Negara. Volume 2-Nomor 4.

Nopika Sari. (2018).Efektivitas Pengurusan Pertanahan Berbasis Online Dalam Membantu Kinerja PPAT Melakukan Tugas Jabatannya (Studi Pada Kantor Notaris/PPAT Di Kota Medan). Tesis Hukum. Universitas Sumatera Utara. Medan.

Novita Riska. (2021). Analisis Yuridis Sertipikat Tanah Hak Milik Elektronik (E-Certificate) Demi Mewujudkan Kepastian Hukum. Jurnal Signifikan Humaniora. Vol. 2. No. 4.

Nur Hidayani. (2021). Implementasi Sertipikat Elektronik Sebagai Jaminan Kepastian Hukum Kepemilikan Hak Atas Tanah di Indonesia. SASI: Jurnal Teakreditasi Internasional. Volume 27 Nomor 3.

Putra. P. S.. & SH. M. (2019). Reforma Agraria Hambatan dan Tantangan di Kabupaten Karawang. Jurnal Ilmiah Hukum. Kajian Ilmiah Hukum. Vol 4 Nomor 1.

Rahmat Ramadhani. (2017). Jaminan Kepastian Hukum Yang Terkandung Dalam Sertipikat Hak Atas Tanah. Journal De Lega Lata. Volume 2. Nomor 1.

Rosyani Ada. (2023). Analisis Yuridis Kepemilikan Hak Atas Tanah Melalui Perjanjian Nominee Oleh Warga Negara Asing di Indonesia (Studi Putusan Perkara Nomor: 2959 K/Pdt/2022). Unnes Law Review.Volume 6. Nomor 2.

Sakar. (2021). Akibat Hukum yang Timbul Apabila Calon Melanggar Perjanjian yang Dilakukan dengan Warga Negara Asing. Dinamika. volume 27. nomor 17.

Srilaksmi. (2023). Perjanjian Nominasi Perjanjian Kepemilikan Tanah Dalam Perspektif Tata Usaha Negara. Pariksa: Jurnal Hukum Agama Hindu . Volume 6. nomor 2.

Syarifah Lia. Lathifah Hanim. (2017). Kepastian Hukum Dalam Penyelesaian Sengketa Timbulnya Tumpang Tindih Sertifikat Hak Milik (Shm) Atas Tanah (Studi Kasus Di Kantor Pertanahan/Agraria dan Tata Ruang Kota Pontianak). Jurnal Akta. Vol. 4. No. 1. Unissula. Semarang.

Tresnoputri et al.. (2023) . Peranan Hukum Adat dalam Sistem Hukum Tata Negara Indonesia. Archipelago: Jurnal Ilmu Sosial. Volume 10. no. 5.

Vina Jayanti. Nyoman Wita. Hak Warga Negara Asing Atas Penguasaan Tanah di Indonesia. Jurnal Hukum Bisnis. Fakultas Hukum Universitas Udayana.

Y Hetharie. (2019). Perjanjian Nominee Sebagai Sarana Penguasaan Hak Milik Atas Tanah Oleh Warga Negara Asing (WNA) Menurut KUHPerdata. Sasi. volume 25. no. 1.

Yubaidi. R. S.. (2020.) The Future of Land Ownership Regulation in Indonesia.. International Journal of Multicultural and Multireligious Understanding. Vol 6 Nomor 6.

Books:

Budi Harsono. (2007). Hukum Agraria Indonesia. Sejarah Pembentukan Undang-undang Pokok agraria Isi dan Pelaksannaannya. Hukum Tanah Nasional Jilid I. Djambatan. Jakarta.

Dyara Radhite Oryza Fea. (2018). Panduan Mengurus Tanah Rumah dan Perizinannya. Legality. Yogyakarta.

FX Sumarja. (2015). Hak Atas Tanah Bagi Orang Asing (Tinjauan Politik Hukum dan Perlindungan Warga Negara Indonesia). STPN Press. Sleman.

Isharyanto. (2016). Dinamika Pengaturan Status Hukum Kewarganegaraan Dalam Perspektif Perundang-Undangan. Absolute Media. Yogyakarta.

Maria S.W. Sumardjono. (2009). Kebijakan Pertanahan. Kompas. Jakarta.

Maria Sumardjono I. (2007). Pengaturan Hak Atas Tanah Beserta Bangunan. Buku Kompas. Jakarta.

Legislation:

The 1945 Constitution of the Republic of Indonesia

Civil Code (KUHPerdata).

Law No. 5 of 1960 concerning Basic Agrarian Principles (UUPA).

Law No. 1 of 2011 concerning Housing and Residential Areas.

Law No. 6 of 2023 concerning the Stipulation of Government Regulation in Lieu of Law No. 2 of 2022 concerning Job Creation into Law

Law No. 63 of 2024 concerning the Third Amendment to Law No. 6 of 2011 concerning Immigration.

Government Regulation Number 24 of 1997 Concerning Land Registration

Government Regulation Number 18 of 2021 concerning Management Rights. Land Rights. Apartment Units. and Land Registration.

Minister of Agrarian Affairs/Head of BPN Regulation Number 18 of 2021 concerning Procedures for Determining Management Rights and Land Rights.

Minister of Law and Human Rights Regulation Number 11 of 2024 concerning Amendments to the Regulation of the Minister of Law and Human Rights Number 22 of 2023 concerning Visas and Residence Permits.


Refbacks

  • There are currently no refbacks.


Editorial Office: TABELLIUS: Journal of Law Room 2nd Floor Imam As Syafei Building Faculty of Law Universitas Islam Sultan Agung. Jln. Kaligawe KM. 4, Semarang City, Central Java, Indonesia. Phone +62 24 6583584 Fax +62 24 6582455

Phone: 024-6583584 (574)
Email : tabelius@unissula.ac.id