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The Residential Contract of Sale is a fundamental legal document used in Indonesian property transactions to formalize the agreement between a property seller and buyer. This document is essential for any residential property transfer in Indonesia, whether involving houses, apartments, or other residential units. It must comply with Indonesian civil law, the Basic Agrarian Law, and various property regulations. The contract typically requires execution before a PPAT (Land Deed Official) and includes crucial details about the property, payment terms, warranties, and completion requirements. It serves as the basis for the subsequent deed of transfer (Akta Jual Beli) and is particularly important as it triggers various legal obligations including property registration requirements and tax responsibilities. The document must be structured to accommodate specific Indonesian requirements regarding property ownership, including special provisions for foreign buyers if applicable.

1. Parties: Identification of the seller and buyer, including complete legal names, ID numbers (KTP/passport), and addresses as required by Indonesian law

2. Background: Context of the sale, including brief property description and intention to sell/purchase

3. Definitions: Key terms used in the agreement, including Indonesian legal terms and property-specific terminology

4. Property Details: Comprehensive description of the property, including certificate number, land area, building area, and boundaries as per Indonesian land registry requirements

5. Purchase Price: Agreed purchase price, payment terms, deposit requirements, and payment schedule

6. Payment Method: Specified method of payment, including bank details and any requirements for funds transfer

7. Completion: Timeline and process for completion of the sale, including signing of deed of sale (AJB) before PPAT

8. Seller's Warranties: Warranties regarding property ownership, absence of disputes, and compliance with regulations

9. Property Handover: Terms and conditions for physical handover of the property, including timeline and condition requirements

10. Taxes and Costs: Allocation of transaction costs, including BPHTB, PPh, and notary fees

11. Default and Termination: Consequences of default by either party and termination provisions

12. Governing Law: Confirmation of Indonesian law as governing law and jurisdiction

13. Execution: Signing requirements and execution provisions