Notaris Pramudya
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Notary and land deed official, Semarang

A deed read aloud in full

Scroll and one deed of sale assembles itself on the page grid: the heading, seven Roman numbered articles, the parties' fields, the witnesses, then the seal.

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One city, SemarangNine required filesFees written down

3,612 deeds since January 201412 years holding the same protocol1 jurisdiction as land deed official, Semarang40 minutes, the average reading of a deed

The deeds drawn in this office, with their legal basis

Eight kinds. Outside this list we will point you to another office rather than attempt it.

Deed of sale for land and buildings

Under Government Regulation 24 of 1997 article 37. Only for plots inside the city of Semarang, because a land deed official's jurisdiction is one city. Three working days once the nine documents are complete and the transfer duty is validated.

Deed of division of joint rights

Under Government Regulation 24 of 1997 article 51. Used when one inherited certificate is divided among heirs. It requires an inheritance certificate and the consent of every heir named on it.

Deed of gift

Under Government Regulation 24 of 1997 article 37 paragraph 1. For a gift from parent to child the Semarang transfer duty uses a different deduction from a sale, and that is calculated in front of you before the deed is drawn.

Deed granting a mortgage right

Under Law 4 of 1996 article 10. Registered with the Land Office within seven working days. We do this for four banks with offices in Semarang and do not accept appointments from outside the city.

Deed of incorporation for a limited company

Under Law 40 of 2007 as amended by Law 6 of 2023. The name is reserved first through the Ministry of Law system, and legal entity approval comes one to two working days after signature.

Prenuptial and postnuptial agreement

Under Law 1 of 1974 article 29 and Constitutional Court decision 69/PUU-XIII/2015, which allows such an agreement to be made after the marriage has begun. It must be recorded at the civil registry office.

Wills and inheritance certificates

Under the Civil Code article 931 onwards. Every will is reported to the central will registry in the same week, and we hand the reporting number to the person who made it.

Deed of incorporation for a foundation

Under Law 16 of 2001 as amended by Law 28 of 2004. This includes updating the statutes of older foundations that were never re registered, work that averages three weeks in this office.

Our fee, and what the state charges separately

Deed of sale

Land deed official's fee for an object up to Rp1 billion. The ceiling is set by Law 2 of 2014 article 36: at most 2.5 percent up to Rp100,000,000, 1.5 percent from Rp100,000,000 to Rp1,000,000,000, and 1 percent above that.

Paid separately to the state, Transfer duty 5 percent of price less Rp80,000,000, in the buyer's name, Final income tax 2.5 percent of price, in the seller's name, Certificate check Rp50,000, Registration of transfer, value divided by a thousand plus Rp50,000

Rp2,500,000per deed

Deed granting a mortgage right

For a secured value up to Rp1 billion, including registration with the Land Office within seven working days.

Paid separately to the state, Mortgage registration, scaled to the secured value, Certificate check Rp50,000

Rp3,200,000per deed

Deed of incorporation, limited company

Includes name reservation, the deed itself, and the application for legal entity approval. It does not include business licences or tax registration.

Paid separately to the state, Non tax state revenue for approval Rp1,000,000, State Gazette announcement Rp30,000, Name reservation Rp200,000

Rp4,800,000per entity

Deed of gift

For a gift from a parent to their own child with the object inside the city of Semarang.

Paid separately to the state, Transfer duty under the Semarang by law for gifts, Registration of transfer, value divided by a thousand plus Rp50,000

Rp2,200,000per deed

Marriage property agreement

Includes accompanying you through the recording at the Semarang civil registry office.

Paid separately to the state, Recording fee at the civil registry office

Rp1,800,000per deed

Legalisation and registration of private documents

Signing in the presence of the notary, or entering a private document into the office register. Done the same day if you arrive before 15.00.

No state charge applies to this work

Rp100,000per document

Our fee and the state levies, side by side

One deed of sale, day by day

  1. Day zero, the file arrives

    Nine documents for a deed of sale: seller's ID, buyer's ID, family card, original certificate, this year's land tax receipt, transfer duty validation, income tax receipt, spousal consent, and marriage certificate. If one is missing, no deed number is opened. This is not a formality, because a deed with a defective file can be annulled in court and it is the buyer who carries that.

  2. Day one, the certificate is checked

    Checked at the Semarang Land Office, one working day, Rp50,000 in state charges. This is where most transactions stop: a certificate already pledged to a bank, already split, or covering a different area from the one advertised.

  3. Days two to seven, tax calculated and validated

    Final income tax of 2.5 percent is paid by the seller, transfer duty of 5 percent of the price less Rp80,000,000 by the buyer. Validation at the Semarang revenue office takes two to five working days, and how long is not ours to decide.

  4. Day eight, reading and signing

    Both parties and two witnesses attend together. The deed is read aloud in full as Law 2 of 2014 article 16 paragraph 1 letter m requires, on average forty minutes, and questions may interrupt at any point. For a sale we do not accept separate signing or signing by proxy.

  5. By day fifteen, the deed is registered

    The deed goes to the Land Office within seven working days of signature, as Government Regulation 24 of 1997 article 40 requires. The registration fee is the value divided by a thousand plus Rp50,000. We hand the file number to the buyer the same day.

  6. Fourteen to thirty working days, the certificate comes back

    The certificate returns in the buyer's name. How long is decided by the Land Office, not by us, and we do not promise numbers we do not control. What we do promise is a message every Friday until it is done.

Nine files, and the deed number that does not open if one is missing

One deed we did not draw

In 2019 a couple arrived with a certificate, the money, and a two day deadline because the seller was leaving on pilgrimage. The Land Office check came back on the second day: the plot was pledged to a bank and the certificate they had was an old copy.

We stopped the process. The buyer was angry for twenty minutes in the front room, and I understood why. Four months later he called to say the same seller had been reported to the police by somebody else who had bought that plot.

Since then the order of work here has never been reversed: file first, check first, then a deed number. People in a hurry are not always happy about it, and that is the price we chose to pay.

What arrives most often by message

Can someone sign on my behalf

For a land sale, no. Both parties must attend together so the deed can be read in front of them and two witnesses. For company deeds a legalised power of attorney is still possible, and for mortgage deeds there is a specific power of attorney that the law itself provides for.

Why must the deed be read aloud in full

Because Law 2 of 2014 article 16 paragraph 1 letter m requires it, and because the clause nobody read is the clause that is disputed later. Around forty minutes for one deed of sale. If you are in a hurry, move the appointment rather than shorten the reading.

Is the fee negotiable

The figures are written on this page and given as a written quote before any work starts. For objects under Rp300,000,000 we charge below the statutory ceiling. What cannot be negotiated is the state charge, because that is not this office's income.

My land is in Ungaran, can you handle it

Not the deed itself. Our jurisdiction as a land deed official covers only the city of Semarang, and Ungaran is in Semarang Regency. We will name two officials there whose files we have checked before. For notarial deeds outside land, no such boundary applies.

What does this office not do

We do not handle splitting certificates or surveying, which is the Land Office's work. We do not hold payment between buyer and seller. And we do not draw a deed for a transaction whose price is deliberately understated, and we will stop the process if that is asked for.

How long does each piece of work take

A deed of sale with a complete file, eight working days to signature. Incorporating a limited company, three to four working days once the name is approved. Updating an old foundation's statutes, three weeks on average. These come from the office's 2025 records, not from an estimate.

Send your file list before you come

Jalan Erlangga Barat VII Number 9, Pleburan, South Semarang

Monday to Friday 08.30 to 16.00. Saturday by appointment only, and never for signing a deed.

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