Many Are Unaware: AJB is Just Transaction Evidence, Not a Certificate

In the practice of land buying and selling in Indonesia, many members of the public still assume that an Akta Jual Beli (AJB) is sufficient as proof of ownership. However, under land law, AJB is not a document that indicates legal ownership of a plot of land. This misunderstanding often leads to risks, particularly in cases of disputes or when the land is to be resold. Quoting the website of the Ministry of Agrarian Affairs and Spatial Planning/National Land Agency (ATR/BPN), AJB is an authentic deed of transfer transaction made by a Land Deed Official (PPAT). This document confirms that ownership rights to the land have been transferred from the seller to the buyer through a legally valid buying and selling process. “AJB is merely proof of the buying and selling transaction between the seller and buyer, usually made in the presence of a PPAT,” states the BPN, quoted on Tuesday (28/4/2026). AJB itself serves as an important basis for continuing the process of obtaining a certificate at the BPN, for example, for issuing a Sertifikat Hak Milik (SHM). “AJB does not make you the legal owner until the name transfer process and certificate issuance are carried out at the BPN (National Land Agency),” states the BPN. Unlike AJB, the proof of land ownership recognised by the state is the certificate issued by the National Land Agency (BPN), such as the Sertifikat Hak Milik (SHM). In addition to SHM, other certificates recognised by the state include the Sertifikat Hak Guna Bangunan (HGB), Sertifikat Hak Guna Usaha (HGU), and Sertifikat Hak Pakai. Without a certificate in the buyer’s name, the ownership status is not considered complete under the law. Although AJB is an important document, there are several reasons why AJB cannot be equated with a certificate: This situation leaves AJB holders in a vulnerable position if they do not promptly continue the administrative process.