Graha Pasekan

The strongest project-specific evidence is its entry in Sikumbang, Indonesia’s official housing information system. At the time of review on 21 October 2026, the entry showed 17 subsidised units sold and zero subsidised units remaining. It also showed no commercial units available or sold. These figures say something specific about what the register records; they are not a certified as-built unit count, a current sales brochure, or a search of private resale transactions. We did not establish an independently advertised, available resale property in Graha Pasekan. Buyers should therefore avoid interpreting the existence of the project page as evidence that a home can be reserved today.

The registered house design is Type 25, with 25 square metres of building area on a 60-square-metre plot. The layout has two bedrooms and one bathroom. The small building footprint is the central practical feature: families will want to understand the actual size of shared living space, the relationship between rooms, ventilation, storage and outdoor access rather than relying on the bedroom count alone. The land figure must not be mistaken for indoor accommodation. The listing includes basic descriptions of roof tiles, wall treatment and foundation materials, but does not provide the independent technical assessment that would establish the condition of any particular delivered home.

The displayed IDR 185 million price belongs to that registered housing type. Because the same entry shows no unsold stock, it is not a verified 2026 offer. Nor does it establish what an original purchaser could legally ask on resale. An individual transaction would depend on a current owner, valid title, lender consent where relevant, the home’s physical condition and whatever restrictions attach to the subsidy. Taxes, transfer fees and the means of payment would also need to be established. A recorded entry price can be useful for understanding the scheme’s original market position; it cannot support a present-day purchase budget on its own.

There is a further distinction between the development’s location and its sales contact address. Sikumbang places Graha Pasekan in Dajan Peken, Kecamatan Tabanan, Kabupaten Tabanan. The marketing office is instead listed on Jalan Tukad Yeh Empas in Sanggulan, in the Kediri area. That does not locate the homes themselves. No reliable street address, individual parcel identifiers or project-specific coordinates were established through the public sources reviewed. For a prospective resident, the right next step is to identify the actual house and its access road, not to calculate travel times from the developer’s office or drop a pin at the centre of the district.

Cipta Graha Terdepan is identified as the developer in the housing register. A separate BTN property-platform profile names PT Cipta Graha Terdepan and displays the same contact details, giving the developer attribution some independent support. Still, a name in two public directories is not a substitute for the documents of the entity that owns the development rights or will sign a particular sale. The bank profile contains little information about its track record, and the accessible project material does not establish the land title holder, permit history or conveyancing arrangements for an individual house. Those questions matter even when a project is already on a government housing list.

The word subsidised is not merely a pricing label. Indonesia’s FLPP home-finance programme is intended for eligible lower-income Indonesian citizens buying qualifying housing. BP Tapera sets out conditions that include Indonesian nationality, not already owning a home, not having received the relevant previous housing subsidy, and income limits. The exact financing package also requires bank and property eligibility. No project-specific, currently available FLPP financing offer for Graha Pasekan was verified. The standard government-backed programme is not an option for a foreign national to access the registered subsidised-home price.

Resale needs a different analysis from first-time programme eligibility. Indonesian housing-assistance rules can restrict when a subsidised home may be rented or transferred. The 2026 ministerial amendment retains a provision under which a beneficiary of the relevant down-payment subsidy may transfer or rent a subsidised landed home after at least five years of occupancy, subject to the prescribed process; inheritance is treated separately. This should not be applied automatically to each of the 17 recorded sales, as we have not seen the original buyers’ assistance arrangements or mortgages. It does explain why a private seller’s apparent willingness to sell would not, by itself, settle whether a transfer is permitted.

For overseas buyers, the central limitation is more fundamental than stock availability. Under Indonesia’s foreign residential ownership framework, eligibility, immigration status, the underlying land right and prescribed price thresholds all matter. Hak Pakai is a legally recognised use right in qualifying structures; it is not the same as unfettered ownership of Indonesian freehold land. The currently listed threshold for a foreigner purchasing a landed residence in Bali is IDR 5 billion, far above the IDR 185 million registered figure for Type 25. That makes Graha Pasekan unsuitable to present as an ordinary low-cost foreign ownership opportunity, regardless of an agent’s description or an informal arrangement with another title holder.

For an Indonesian household considering this type of home, the useful questions are tangible: Is there a legitimate property actually for sale? Has it been handed over and occupied? What is its certificate and permit history? Is it still subject to a subsidised-finance restriction? The public sources do not answer those questions at unit level. We also did not verify a project-wide handover date, final construction status, building approval or fitness-for-use certificate. Graha Pasekan can be described responsibly as an identifiable registered residential development with a documented compact house type. It cannot yet be presented as cleared stock for a new purchase, a tested rental investment or a property whose legal transfer route is already known.