Information, not advice: KEK Mandalika Intelligence is an independent editorial guide — not a government body, zone operator, or licensed adviser. Incentives and regulations change and apply case-by-case; verify with the OSS system, official KEK channels, and licensed Indonesian counsel before acting. If you engage a partner we introduce, that partner may pay us a referral fee at no cost to you.
Company registration Mandalika means formally setting up a legal business entity that is allowed to operate inside the Mandalika Special Economic Zone (Kawasan Ekonomi Khusus Mandalika). Practically, that usually means a foreign-owned PT PMA using the OSS-RBA system, then getting registered with the KEK Mandalika Administrator before you can sign land or construction deals.
What “company registration in Mandalika” actually covers
In KEK Mandalika, “register company Mandalika” isn’t one single form. It is three intertwined layers of Indonesian regulation:
1. **The company itself** – a PT PMA (Perseroan Terbatas Penanaman Modal Asing) or PT PMDN (local capital) under:
– **UU 40/2007** on Limited Liability Companies
– **UU 25/2007** (as amended by **UU 11/2020** on Job Creation) on investment
– **PP 5/2021** and **PP 6/2021** on risk-based licensing and investment implementation
2. **The licensing** – via **OSS-RBA (Online Single Submission – Risk Based Approach)**:
– Business Identification Number (**NIB**) as the master key
– Sectoral licences (construction, hotel, F&B, etc.) according to **KBLI** and PP 5/2021
3. **The KEK layer** – specific to Mandalika as a Special Economic Zone:
– Mandalika is a KEK established under **PP 52/2014**
– Administration and facilities are framed under **PP 40/2021** on KEK implementation and related technical regulations
– You must be **registered with the KEK Administrator (Administrator KEK Mandalika)** to actually benefit from KEK fiscal facilities and operate on KEK land
Most foreign investors in Mandalika end up with a structure like:
– HoldCo offshore (optional)
– PT PMA in Indonesia
– HGB-on-HPL land right or long lease inside KEK Mandalika
– Sectoral OSS licences (hotel, villa operator, construction services, etc.)
PT PMA vs local company: what structure works in Mandalika?
At Mandalika, you basically choose between:
– **PT PMA** – foreign shareholding allowed (subject to the **Positive Investment List – Presidential Regulation 10/2021 as amended by Perpres 49/2021**)
– **PT PMDN** – 100% Indonesian capital
For most non-Indonesian investors, PT PMA is the workable route.
Minimum capital & shareholding (regulation-based)
Key rules:
– PT PMA **minimum issued capital**: historically IDR 10 billion as a practical benchmark under **BKPM Regulation 4/2021** guidelines for large-scale investment, aligned with Job Creation Law regime. Enforcement in OSS now focuses more on:
– “Large business” classification (modal usaha ≥ IDR 5 billion outside land/buildings) under PP 7/2021
– Consistency between stated capital, business scale, and activity
– Each shareholder must subscribe at least **IDR 2.5 billion** in many sectors to be seen as a “serious” investor by practice, even where not expressly written; this is **practice-based [VERIFY for your sector]**, not a single article in law.
Always treat numbers as **policy + practice**: the OSS system, your notary, and the KEK Administrator will all sanity-check that your equity matches your Mandalika project.
Core comparison: PT PMA vs PT PMDN in Mandalika
| Aspect | PT PMA (Foreign Capital) | PT PMDN (Local Capital) |
|---|---|---|
| Legal basis | UU 25/2007, UU 11/2020, PP 5/2021, Perpres 10/2021 | Same core company law; investment law applies with domestic status |
| Who can own | Foreign individuals/companies + Indonesian shareholders | 100% Indonesian citizens/entities |
| Access to KEK facilities | Yes, via KEK Administrator registration | Yes, via KEK Administrator registration |
| Typical use in Mandalika | Hotels, villas, construction, services with foreign equity | Local contractors, suppliers, community businesses |
| Capital expectations | Large-scale; effectively IDR 5–10B+ modal usaha | Can be micro/small/medium as per PP 7/2021 |
| Land rights in KEK | HGB-on-HPL möglich for PT; foreign individual cannot hold Hak Milik | Similar corporate HGB-on-HPL structure |
| Regulator interaction | OSS-RBA + BKPM (Ministry of Investment) + KEK Administrator | OSS-RBA + KEK Administrator |
For a deeper land-structure breakdown, see our pillar page on HGB-on-HPL in Mandalika (linked from the site’s Land & Property section).
Step 1 – Prepare your PT PMA structure for Mandalika
This is the “pre-OSS” work. It usually happens in Jakarta, Mataram, or remotely with a notary.
Decide KBLI & activity scope
Your **KBLI (Indonesian Standard Industrial Classification)** codes drive everything in OSS-RBA:
– Hotel/villa operations
– Construction services (jasa konstruksi)
– Property management
– F&B (restoran, bar)
– Tour services
Each KBLI has a risk level under **PP 5/2021** (low, medium-low, medium-high, high), which defines whether you need just NIB, NIB + Standard Certificate, or additional Technical Licence.
- List your actual revenue streams (in Bahasa/English).
- Map them to KBLI codes – this is where a compliance-focused consultant helps.
- Check the **Positive Investment List** (Perpres 10/2021 jo. 49/2021) for foreign ownership caps.
Name check, deed & domicile
A notary will:
– Check name availability in the Ministry of Law and Human Rights (MOLHR) system
– Draft the **Deed of Establishment** (Akta Pendirian) in Bahasa Indonesia
– Include:
– Company name
– Domicile (registered office – can be in Lombok or another city, but KEK activities must match Mandalika)
– Business purpose & activities (aligned with KBLI)
– Share capital, shareholding percentages, management
Once the deed is signed (you can grant a power of attorney if abroad), the notary files it online with MOLHR for:
– **Legalization of the PT PMA** (SK Pengesahan Badan Hukum)
Typical timelines & cost ranges (practice-based)
These are ranges we see across Mandalika-related setups, **last verified June 2026**:
– Notary + MOLHR legalization: **5–15 working days** for straightforward PT PMA
– Professional fees (Jakarta/Lombok market, excluding govt fees):
– Simple PT PMA (single sector, standard articles): **IDR 15–40 million [ESTIMATE]**
– Multi-sector / customized governance: **IDR 30–70 million [ESTIMATE]**
None of these are our quoted fees; they’re ranges from multiple practitioners. Always request a full scope list (what is included in the fee and what is not).
Step 2 – OSS-RBA: get your NIB and basic licences
Once you have the MOLHR legalization, you move into **OSS-RBA** (https://oss.go.id), the national licensing backbone under **PP 5/2021**.
Core OSS outputs for Mandalika businesses
From OSS you will obtain:
- NIB (Nomor Induk Berusaha)
- The Business Identification Number. This is your “identity card” as a business. Mandatory for any Mandalika KEK investment.
- Business Profile & Commitment List
- OSS records your KBLI, location (KEK Mandalika), planned capital, and any commitments (e.g. building a hotel within X months).
- Risk-based licences
- Depending on your KBLI, you receive:
- Low risk: NIB + self-declared Standard Certificate
- Medium: NIB + verified Standard Certificate
- High: NIB + Technical Permit from the sector ministry (e.g. tourism, public works)
Data & documents you must prepare
For PT PMA in Mandalika, expect to upload or input:
– Company data (from deed and MOLHR decree)
– Shareholders’ details (passport/KTP, addresses, NPWP where applicable)
– Company NPWP (tax ID) – OSS talks to the tax system
– Capital structure and investment plan
– Business location: **selecting KEK Mandalika** as your activity area
Some KEK locations are still normalized in OSS as broader regency/city fields; the **KEK Administrator may require you to clarify Mandalika as your operational site** even if OSS shows “Kabupaten Lombok Tengah”.
Timeline & practical friction points
– OSS account setup + basic NIB: often **1–3 working days** if data is clean
– Risk-based licenses that need technical approval: **2–8 weeks** depending on ministry/agency responsiveness and document quality [ESTIMATE]
Common friction:
– Misaligned KBLI vs actual project (e.g. villa marketed as “residences” but licensed as hotel)
– Capital stated too low relative to Mandalika land/construction budget
– Location mis-declared (outside KEK) then needing amendment
We see Mandalika investors lose months to these avoidable issues. If you want a second opinion on your draft KBLI and OSS plan, you can plan your trip with us and we’ll connect you to vetted OSS/KEK operators over WhatsApp for a short pre-investment sanity check.
Step 3 – Register with the KEK Mandalika Administrator
Having a PT PMA and an NIB does **not** automatically make you a KEK Mandalika investor. To access KEK benefits and operate on KEK land, you must be recognized by the **Administrator KEK Mandalika**.
Who is the KEK Administrator & what do they do?
Under **PP 40/2021** on KEK implementation:
– Every KEK has an **Administrator** appointed by central government
– The Administrator is the **one-stop service** for:
– Applying KEK-specific facilities (customs, tax, immigration in some KEKs)
– Verifying that your business activity qualifies under the KEK’s designation (tourism, MICE, sports, etc.)
– Coordinating permits and supervision within the KEK area
In Mandalika, the Administrator works alongside the KEK developer/landholder and local government. They are **not** your landlord. They are the gatekeeper between national KEK regulation and day-to-day operations inside the zone.
Administrator registration package: what they usually ask for
Each KEK Administrator uses a standard structure with local variations. For Mandalika, expect to prepare:
– Corporate documents:
– Deed of Establishment + amendments
– MOLHR legalization letter
– NPWP
– NIB and OSS licences
– Shareholder & management details
– Business plan:
– Description of project (hotel, villa, supporting services)
– Investment value and timeline
– Employment plan (local vs non-local; this matters socially and politically)
– Land & location:
– Draft / signed term sheet or cooperation agreement with the KEK landholder (for HGB-on-HPL, long lease or other rights)
– Site plan, indicative layout
The Administrator uses this set to:
– Confirm that your investment fits Mandalika’s KEK designation (tourism, supporting industries, etc.)
– Feed your project into KEK facility eligibility checks (tax/customs under relevant **PMK** – Ministry of Finance Regulations – such as facilities for KEK users under the Job Creation Law regime)
– Coordinate with local agencies on building permits and environmental documentation (AMDAL/UKL-UPL under **PP 22/2021** on environment).
Mandated vs negotiated: what’s fixed, what’s flexible
Fixed by regulation:
– Your eligibility to be in the KEK must match the KEK’s theme (Mandala: tourism & supporting activities – see PP 52/2014 and amendments)
– Procedures for KEK facilities derive from **PP 40/2021** and Ministry of Finance regulations – Administrator cannot “bend” these
More flexible in practice:
– Administrative sequencing (e.g. provisional registration before final land contract)
– How detailed your business plan must be at first filing
– Whether you can stage investment (phase 1 hotel, phase 2 amenities)
Always distinguish between:
– **Rights** given in PP/PMK (e.g. KEK tax facilities)
– **Process** controlled locally (e.g. which desk you visit first, how many copies of drawings)
We track these changes in real time for Mandalika; government PDFs often lag behind how in-house teams actually interpret the rules.
Step 4 – Land & building: connecting your company to Mandalika ground
Company registration is only half the story. In Mandalika, the investment engine runs on a **HGB-on-HPL** land structure:
– The state grants **HPL (Hak Pengelolaan Lahan)** to a public company / state-related developer for Mandalika KEK
– You, as an investor PT, can receive **HGB (Hak Guna Bangunan)** on top of that HPL, or a long lease/cooperation right
– This is standard across Indonesian KEKs and follows the land law framework under **UU 5/1960** and its implementing regulations
What your PT PMA must be ready for in land contracts
To sign a land agreement in Mandalika, you will need:
– PT PMA fully legalized (MOLHR)
– NIB from OSS
– In many cases, at least provisional recognition by the KEK Administrator
Then, typical documents you face:
– Conditional land allocation / reservation agreements
– HGB-on-HPL grant deeds or long-term lease agreements
– Construction obligations (build by year X, at least Y rooms, minimum investment value)
– Sanction clauses if you fail to build (HGB revocation, penalties) – allowed under KEK and land regulations
On our site’s Land pillar page, we break down the HGB-on-HPL mechanics in more depth, including what happens at expiry and how transfer/restructuring works inside Mandalika.
Timelines: realistic end-to-end view
From “I want to do Mandalika business registration” to “I can legally build and operate,” a **lean but realistic** path looks like:
– Week 1–3
– PT PMA structuring, name check, deed signing
– File to MOLHR
– Week 3–6
– Obtain MOLHR legalization
– Apply NPWP and register for OSS
– Secure NIB and base licences via OSS-RBA
– Week 6–12
– Prepare KEK Administrator registration file
– Initial engagement with landholder for term sheet
– Submit project and company data to KEK Administrator
– Month 3–6+
– Negotiate and sign land agreements (HGB-on-HPL/lease)
– Secure environmental and building documentation based on OSS commitments
– Align fiscal facility applications (if applicable)
These ranges are **practice-based estimates, last verified June 2026**, for projects that keep documentation tight and sector choices clear. Complex structures (joint ventures, multiple land plots, phased financing) often stretch beyond 6–9 months.
Costs & local impact: what investors often miss
Direct setup costs (regulation-framed, market-driven)
You will face four broad categories of costs:
1. **Corporate setup & licensing fees**
– Notary + MOLHR + OSS service packages: **IDR 15–70 million [ESTIMATE]**, depending on complexity (see earlier range)
– Government non-tax state revenues (PNBP) for company legalization and licenses – modest compared to professional fees; governed by multiple **PP/PPNPNB** and ministry decrees
2. **Land-related costs**
– Upfront land payment or deposit to KEK landholder: strongly project- and plot-specific; we do **not** publish operator-specific numbers
– Notarial and land office fees (BPHTB, registration) based on land value and regulated in tax and agrarian regulations
3. **Compliance & technical documentation**
– AMDAL/UKL-UPL, building design, engineering: **commonly in the low hundreds of millions of rupiah and up for sizeable projects [ESTIMATE]** – fully market-driven
4. **Ongoing company costs**
– Accounting, tax filings, manpower reporting, OSS reporting, annual returns
None of these categories are unique to Mandalika; what Mandalika modifies is **where** you apply and the potential **fiscal incentives** once your project is recognized as a KEK user under PP 40/2021 and Ministry of Finance regulations.
Local community context: hiring & procurement
Mandala is in **Kabupaten Lombok Tengah, NTB**. KEK status doesn’t cancel the social reality: your project sits in and around local desa adat, livelihoods, and expectations.
Patterns we see in “healthy” Mandalika projects:
– Early mapping of which roles can be filled locally vs which need imported expertise
– Procurement plans that include **Lombok-based suppliers** where possible
– Transparent information to local communities on project timelines, access, and job channels
This isn’t about compliance only; it affects how smoothly your licensing and KEK approvals run. Decision-makers read your employment and local-integration plans in your Administrator submission.
How KEK Mandalika Intelligence fits in (independence & referrals)
KEK Mandalika Intelligence is an **independent intelligence resource**, not a government portal and not a land broker. Our editorial policy is simple:
– We cite **PP, PMK, and sectoral regulations by number** wherever they shape your process.
– **No one can pay to change what we publish; if you proceed with our partner they may pay us a referral fee at no extra cost to you.**
– We label all cost figures as **ranges** and **practice-based estimates**, never as quotations.
If you need hands-on execution (notary, OSS filings, KEK Administrator liaison, land technical due diligence), we introduce **vetted local and national partners**. You decide who to engage and on what commercial terms.
You can start that conversation by telling us your intended project size and timeline through our /contact-us/ page – we typically continue planning logistics over WhatsApp for practicality. Here’s the link again: plan your trip.
Key atomic facts for Mandalika company registration
- KEK legal basis
- Mandala KEK established under PP 52/2014 and governed by PP 40/2021 for KEK implementation.
- Typical investor entity
- PT PMA (foreign capital) for international investors; PT PMDN for local investors.
- Licensing platform
- OSS-RBA (Online Single Submission – Risk Based Approach) mandated by PP 5/2021.
- Minimum effective capital
- Large business classification from IDR 5 billion modal usaha, with PT PMA practice often at IDR 10 billion+ stated capital [PRACTICE/VERIFY].
- KEK Administrator role
- One-stop service inside KEK for facilities and supervision, per PP 40/2021.
- Land structure
- HGB-on-HPL over KEK Mandalika land as common corporate right form.
- End-to-end timeline
- 3–6+ months from PT PMA inception to land & building readiness for straightforward cases [ESTIMATE, June 2026].
FAQs on Mandalika business registration
Can a foreign individual directly own land in Mandalika KEK?
No. Foreign individuals in Indonesia generally cannot hold full ownership title (Hak Milik). In Mandalika KEK, the common structure is corporate HGB-on-HPL through a PT (usually PT PMA for foreign investors) based on national land law and KEK regulations.
Do I need to register my company in Lombok to invest in Mandalika?
No. Your PT PMA’s legal domicile can be Jakarta or another Indonesian city, but your OSS licences and KEK Administrator registration must clearly state that your business activities and project location are in KEK Mandalika in Lombok Tengah.
Is an NIB from OSS enough to start building in Mandalika?
Usually not. NIB is the starting point; you still need to fulfil sectoral commitments (technical licences, environmental documents, building approvals) and obtain KEK Administrator recognition for Mandalika before legally commencing construction.
Can I use a nominee Indonesian shareholder instead of a PT PMA?
Using “nominee” structures to hide foreign ownership conflicts with Indonesia’s investment framework (UU 25/2007, Job Creation Law) and can expose you to legal risk. The compliant path is to form a PT PMA within the allowed foreign ownership caps for your KBLI.
Where can I get updated numbers on Mandalika setup costs?
There is no single official price list. Regulatory fees are in PP/PMK and are relatively small; most costs are professional services, land, and technical work, which are market-driven. We maintain practice-based ranges and connect investors to practitioners; you can start via our plan your trip page and continue detail checks over WhatsApp.