This is the leasehold agreement PT Eco Beach City signs with every holder. It is published here before you pay, blank, so you can read it, print it, and take it to your own lawyer.
Last updated 22 August 2026 · Questions: legal@ecobeachcity.com
Specimen. Personal fields are blank and the amounts are left open, because they depend on what you claim and on which plot the board allocates to you. Nothing else changes. The clauses below are the clauses you sign. There is no second version and no private annex.
Every contract is created at the same moment: when the board closes and plots are allocated in order. Executed bilingually in English and Bahasa Indonesia before an Indonesian notary (PPAT). Where the two versions differ, the English text governs, as permitted by art. 31 of Law 24/2009.
PT ECO BEACH CITY, a limited liability company (Perseroan Terbatas) incorporated under the laws of the Republic of Indonesia by deed no. 05 of 6 July 2022, holding business identification number (NIB) 1207220033884 with foreign-investment status, whose estate is located at Desa Manu Wolu, Kecamatan Mamboro, Kabupaten Sumba Tengah, Province of East Nusa Tenggara, Republic of Indonesia, represented by its Director (the “Seller”).
| Full legal name | |
|---|---|
| Nationality / country of residence | |
| Passport or national ID number | |
| Residential address | |
| Board reference |
Acting in the Holder's own name, or as duly authorised representative of the entity stated above (the “Holder”). The Seller and the Holder are each a “Party” and together the “Parties”.
The Seller holds land at the location stated above under registered Indonesian certificates of title. The Holder has claimed a number of square feet, at a fixed price of one United States dollar per square foot, on the public board operated at ranking.land, and has been allocated a located plot in order of size on the closing of that board. This Agreement records the right the Seller grants the Holder over that plot, and the obligations of each Party.
1.1 The Seller grants to the Holder, and the Holder accepts, a leasehold right over the plot identified in Schedule 1 (the “Plot”), forming part of the Seller's estate at Desa Manu Wolu, Kecamatan Mamboro, Kabupaten Sumba Tengah, East Nusa Tenggara.
1.2 The area of the Plot corresponds to the square feet recorded to the Holder on the board at the moment the board closed. The location of the Plot was determined by the Holder's position on that board, in accordance with the published rules.
1.3 Schedule 1 states the plot number, the coordinates of its corners, the area, and the number of the parent certificate of title from which it derives.
1.4 The Holder and the Holder's accompanying personal guests have a non-exclusive right to access and use the common areas and roads of the estate, on the estate regulations in force and, where the Holder has built, subject to the community charge under clause 6.
The Seller makes no representation as to the future value of the Plot, its rental potential, or its resale price. No return of any kind is offered, forecast or implied. This Agreement grants a right to use land; it is not an investment, a security or a participation in any scheme.
Indonesian law does not permit a foreign holder to acquire Hak Milik (freehold). The right granted under this Agreement is a long leasehold right over the Plot, derived from the Seller's Hak Guna Bangunan over the parent parcel. Nothing in this Agreement transfers ownership of the land.
The term of this Agreement is seventy-five (75) years from the date of execution.
The Seller's Hak Guna Bangunan over the parent parcel was granted for an initial statutory term of thirty (30) years and, as at the date of this Agreement, expires on the date stated in Schedule 2. Under arts. 37, 40 and 41 of Government Regulation 18/2021 that right may be extended for up to a further twenty (20) years and thereafter renewed for up to a further thirty (30) years, giving a statutory maximum of eighty (80) years, within which the term of this Agreement falls.
The Seller undertakes, at its own cost and in due time, to apply for every extension and every renewal of the underlying right, for the parent parcel of the Holder's Plot, on the same terms and with the same diligence as for the remainder of its estate, and to keep the Holder informed of each application and of its outcome.
The grant of an extension or a renewal is an administrative decision of the Republic of Indonesia, taken on application and assessed against the spatial plan in force at that time. The Seller cannot and does not guarantee that decision. If an extension or renewal is refused for reasons not attributable to the Seller, clause 9 applies.
The Seller shall not encumber, mortgage or dispose of the parent parcel in any way that defeats or subordinates the Holder's right under this Agreement.
3.1 The consideration for the right granted under this Agreement is the amount already paid by the Holder in claiming square feet on the board, at the fixed price of one United States dollar per square foot, as recorded in Schedule 1. No further payment of any kind is due for the Plot.
3.2 That amount is inclusive of Indonesian value-added tax and of any Indonesian tax payable by the Seller on the grant of this right.
3.3 Any Indonesian transfer duty payable by the Holder on registration, and any tax payable by the Holder in the Holder's own country, are for the Holder's account. The Seller will tell the Holder in writing what those are, in advance of execution.
3.4 Notarial and registration fees for this Agreement are for the Seller's account.
| Square feet recorded | |
|---|---|
| Consideration paid | |
| Date board closed | |
| Position at close |
Where the Plot is of a size that can be surveyed and subdivided as a separate parcel under Indonesian law, the Seller shall, at its own cost, procure the subdivision of the parent parcel and the registration of the Holder's right at the Kantor Pertanahan Kabupaten Sumba Tengah, and shall deliver the resulting documentation to the Holder.
Where the Plot is smaller than the minimum that can be surveyed and subdivided, the Holder's right is a contractual right against the Seller over the defined location described in Schedule 1, recorded by notarial deed but not separately entered in the land register.
A right that is not separately registered binds the Seller but does not bind a third party who later acquires the parent parcel, and it ranks as an ordinary unsecured claim if the Seller becomes insolvent. Schedule 1 states which of clause 4.1 or clause 4.2 applies to this Plot. If it is 4.2, the Holder should read this clause twice before signing.
Where clause 4.2 applies, the Holder may at any time consolidate the Plot with adjoining square feet, whether by further claim or by acquisition from another holder, so as to reach a subdividable size, and the Seller shall then register it under clause 4.1 at the Seller's cost.
The Holder may enter, occupy and camp on the Plot at any time during the term, subject only to Indonesian immigration law, to the estate regulations and to reasonable notice for access and safety.
The Holder may place a marker or flag bearing the Holder's name or logo on the Plot, to the estate's published specification.
The Holder may transfer this Agreement and the right under it to a third party at any time, by notice to the Seller and by notarial deed. The Seller shall not unreasonably withhold or delay its cooperation and shall not charge a transfer commission. The transferee takes the right on the same terms and for the unexpired part of the term. The Seller operates no resale market, quotes no price and makes no representation that a transferee will be found.
The right is inheritable and passes to the Holder's estate on death, on production of the usual evidence of succession.
The Holder may build on the Plot where the Plot is of a size that permits it under the estate master plan and Indonesian planning law, subject to clause 6.
The estate is subject to Indonesian spatial planning and to the statutory coastal setback (Presidential Regulation 51/2016). These determine what may be built and where, and they apply to the Seller and the Holder alike. The Seller shall inform the Holder in writing, before execution, of any planning restriction known to it that affects the Plot.
Nothing in this Agreement obliges the Holder to build. The Holder may hold the Plot for the whole term and build nothing.
Construction is contracted separately and paid directly to the construction company, in instalments against work completed. No construction sum is payable to the Seller under this Agreement and none is bundled into the consideration in clause 3.
A community charge becomes payable only from completion of a building on the Plot. It covers estate upkeep, shared facilities, roads and security. The rate in force is published; it is reviewed annually and any change takes effect not less than ninety (90) days after written notice. No community charge is payable on an unbuilt plot.
If the Holder wishes the Seller to rent the Holder's house out, that is done under a separate rental agreement on published terms, entered into freely and terminable by the Holder. It is not part of this Agreement, it is not a condition of it, and the Holder is equally free to rent the house out independently or not at all.
The rental service is a service and not a return. The Seller makes no forecast, guarantee or promise, of any kind, about what a house on the Plot will or will not earn. Nothing in this Agreement pools the Holder's property with that of any other holder, and the Holder retains day-to-day control over the Plot and over anything built on it.
The Seller represents and warrants to the Holder, as at the date of execution, that:
7.2 If any of the above proves to have been untrue at the date of execution, the Holder may terminate this Agreement by notice and clause 9.1 applies.
8.1 The Holder may cancel any claim within fourteen (14) days of the day the payment for it cleared, for any reason or for none, and receive a full refund without fee or deduction. This right is additional to, and does not replace, any right the Holder has under the law of the Holder's own country.
8.2 Notice of cancellation is given by email to legal@ecobeachcity.com from the address used to pay. Refund is made within fourteen (14) days of receipt, to the same card or account.
8.3 A cancelled claim is removed from the Holder's total and from the board. Claims placed after it are not moved back.
8.4 Nothing in this Agreement excludes or limits any mandatory consumer right the Holder has under the law of the Holder's country of residence.
If the right described in this Agreement cannot be granted, registered or maintained for any reason attributable to the Seller, the Holder is entitled to repayment in full of everything the Holder has paid, whenever that arises. That right is not subject to any deadline and does not lapse.
9.2 Eco Beach City Ltd (England and Wales, no. 15790012), which receives card payments as the Seller's authorised agent, is jointly and severally liable with the Seller for the repayment under clause 9.1.
9.3 Where an extension or renewal of the underlying right is refused for reasons not attributable to the Seller, the Seller shall repay the Holder a proportion of the consideration corresponding to the unexpired part of the seventy-five year term, and shall notify the Holder as soon as it learns of the refusal.
9.4 The Seller shall notify the Holder in writing, within thirty (30) days, of anything that materially affects the Plot, the parent title or the Seller's ability to perform.
Nothing in this Agreement limits liability for fraud, fraudulent misrepresentation, death or personal injury, or any liability that cannot be limited by law, including the Holder's mandatory consumer rights. Subject to that, the Seller's liability under this Agreement is limited to the amount paid by the Holder for the Plot.
Neither Party is liable for delay caused by an event beyond its reasonable control. Force majeure suspends performance; it does not extinguish the Holder's right under clause 9.1.
Notices to the Seller go to legal@ecobeachcity.com and to its registered address. Notices to the Holder go to the email recorded above. Either Party may change its address by notice.
The Seller may not assign this Agreement without the Holder's written consent, save to a successor that assumes every obligation in it, including clause 9.
This Agreement and the right it grants are governed by the law of the Republic of Indonesia.
The courts of the Republic of Indonesia have jurisdiction. Where the Holder is a consumer resident in a country whose law gives the Holder the right to sue in the Holder's own courts, that right is unaffected.
Executed in English and Bahasa Indonesia. In case of discrepancy the English text governs, as permitted by art. 31 of Law 24/2009.
This Agreement, with its Schedules and with the board rules published at ranking.land at the moment the board closed, is the whole agreement between the Parties. There is no side letter and no private annex. Any amendment must be in writing and signed by both Parties.
If any clause is held invalid, the rest stands.
| Plot number | |
|---|---|
| Area | |
| Coordinates of corners | |
| Parent certificate number | |
| Registration route | clause 4.1 registered, or clause 4.2 contractual — |
| Access | |
| Site plan reference |
A survey extract showing the Plot within the parent parcel is annexed to the executed Agreement.
| Certificate type | |
|---|---|
| Certificate number | |
| Registered area | |
| Registered holder | |
| Surat ukur number and date | |
| Date of expiry of the right | |
| Encumbrances recorded | |
| Third-party or adat claims disclosed | |
| Land office |
Check it before you sign. A copy of the certificate is delivered with this Agreement. Every number above is public. Take them to any Indonesian notary (PPAT) or to the Kantor Pertanahan and have them verified independently, at your own initiative and at our expense if you ask us to arrange it.
Executed before a Pejabat Pembuat Akta Tanah (PPAT) at on .
| The Seller | PT ECO BEACH CITY, by its Director — name, signature, company seal |
|---|---|
| The Holder | Name, signature, passport number |
| Before me | Pejabat Pembuat Akta Tanah — name, licence number, seal |
Same rules, fewer clauses, folded up so you only open what you want.
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