What a notary (PPAT) does, and what they do not

The eight things a PPAT actually does

A PPAT’s authority is limited to a specific list of land-right transactions: a sale (Akta Jual Beli), an exchange, a gift, a contribution of land into a company, a division of jointly held rights, a mortgage (Hak Tanggungan), a power to grant a mortgage, and the grant of Hak Guna Bangunan or Hak Pakai over land still held as Hak Milik. If a transaction is not on this list, it does not need a PPAT at all.

A lease is the clearest example. It needs a notarial deed, drafted by a Notaris — a related but formally separate licence from PPAT.

Notaris and PPAT: one person, two licences

In practice most professionals who hold a PPAT licence also hold a Notaris licence, because the training overlaps and it is efficient to offer both. But the two are appointed separately, and holding one does not automatically confer the other. When you are told ‘the notary will handle it’, ask which capacity they mean: drafting your lease as a Notaris, or executing a transfer as a PPAT. For an outright purchase you typically need both roles — commonly, but not necessarily, filled by the same office.

The jurisdiction point

Since PP 24/2016, a PPAT’s authority runs across their entire province rather than a single district — a change from the earlier rule, which confined them to one kabupaten or kota. In Bali, that means a licensed PPAT anywhere on the island can execute a deed for land anywhere in the province, which removes any practical excuse for defaulting to whichever PPAT the seller’s agent happens to know.

What they charge, and what that does not include

A PPAT’s honorarium for executing a deed, witnesses included, may not exceed 1% of the transaction value stated in the deed (PP 24/2016). ATR/BPN Regulation 33/2021 sets the ceiling by price bracket: at most 1% up to IDR 500 million, 0.75% up to IDR 1 billion, 0.5% up to IDR 2.5 billion and 0.25% above, so on a IDR 3 billion deed the fee may not exceed IDR 7.5 million. Charging above the ceiling can bring a suspension of up to six months. That ceiling covers the deed itself — verifying title, drafting it, and registering it. It does not cover separate due-diligence work, translation, or the broader engagement often bundled into a foreign-buyer package, which is negotiated on top and is not subject to the same cap. Ask for the deed fee and any additional service fee as two separate lines, so you know which figure the ceiling actually applies to. A lease drafted by a Notaris falls under the notary law instead: at most 2.5% up to IDR 100 million, 1.5% up to IDR 1 billion, and above that by agreement but no more than 1% (Law 30/2004 art 36, as amended by Law 2/2014).

Checking that a PPAT is actually licensed

A PPAT operates under a formal decree of appointment (SK Pengangkatan) that names the province they are authorised to work in, and it is reasonable to ask to see it before engaging one — a legitimate PPAT will not be offended. The regional chapter of Ikatan PPAT (IPPAT), the professional association, is a second way to confirm someone practising as a PPAT actually holds the licence rather than just calling themselves one, which matters most with an agent-recommended name you have no other way to check.

The independence point

The most common structural mistake in a Bali purchase is using the seller’s notary because it is easier. Since a PPAT’s jurisdiction now covers the whole province, there is no shortage of independent choices. The PPAT has professional obligations, but the person who engages them chooses what gets checked and how hard. Engage your own.

Common questions

Related guides

• Due Diligence Before Buying Property in Bali: 2026 Checklist
• Leasehold vs Freehold in Bali and Indonesia (2026): Who Can Own
• The lease extension clause: the most valuable paragraph in the deed
• Property taxes and fees when buying in Bali: BPHTB, PBB, NPWP

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