ANALISIS MEKANISME PENGAMANAN DANA KONSUMEN PADA FASE PRA-PENDAFTARAN TANAH DALAM PRE-PROJECT SELLING HUNIAN VERTIKAL: STUDI KOMPARATIF SISTEM ADMINISTRASI PERTANAHAN INDONESIA DAN NEW SOUTH WALES, AUSTRALIA

STEVAN FERNANDO TARIGAN, 22314392 (2026) ANALISIS MEKANISME PENGAMANAN DANA KONSUMEN PADA FASE PRA-PENDAFTARAN TANAH DALAM PRE-PROJECT SELLING HUNIAN VERTIKAL: STUDI KOMPARATIF SISTEM ADMINISTRASI PERTANAHAN INDONESIA DAN NEW SOUTH WALES, AUSTRALIA. Diploma thesis, Politeknik Agraria STPN.

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Abstract

Rapid urbanization has driven the growth of vertical housing transactions through the pre-project selling scheme, in which consumers pay for units long before construction is completed and before a Strata Title Certificate (SHMSRS) can be issued. This study examines why Indonesian law fails to provide adequate preventive protection for consumer funds during this pre-registration phase. The weakness lies not in the absence of regulation but in the absence of a mechanism ensuring existing rules actually work: Article 42(2) of Law No. 20 of 2011 lacks independent verification, the notary's role is limited to deed-making, and the Ministry of Agrarian Affairs/National Land Agency (ATR/BPN) only becomes active after construction is complete. The entire span between the signing of the PPJB and the issuance of the SHMSRS thus becomes a registration gap—a period without structured supervision of consumer funds— whose consequences are confirmed by the Meikarta case (Decision No. 328/Pdt.Sus-PKPU/2020/PN.Niaga Jakarta Pusat), in which consumers were reduced to concurrent creditors. Using applied, policy-oriented legal research based on normative analysis and a functional comparison with the off-the-plan system in New South Wales (NSW), Australia, this study analyzes two NSW instruments that operate from the start of a transaction—the statutory trust account under the Conveyancing Act 1919 (NSW) and the caveat under the Real Property Act 1900 (NSW). The comparison shows that the essential difference lies in the presence or absence of a preventive protection function, not in institutional form. With preventive protection as the tertium comparationis, the study formulates a normative model that transplants the functions of NSW's Torrens-independent elements—fund separation, verification-based staged release, periodic audits, and professional accountability—into Indonesia's existing framework, positioning the notary as holder of an escrow/trust account, releasing developer funds in stages after independent progress verification, and having ATR/BPN conduct continuous supervision and record consumer interests. The model is expressed as a business-process framework and Standard Operating Procedures (SOP) ready for operational use. Keywords: pre-project selling; registration gap; preventive protection of consumer funds; statutory trust account; caveat; off-the-plan; land administration

Item Type:	Thesis (Diploma)
Subjects:	H Social Sciences > HD Industries. Land use. Labor > HD29 Pertanahan
Divisions:	Prodi Diploma IV Pertanahan
Depositing User:	yosep ka perpus
Date Deposited:	23 Sep 2026 02:47
Last Modified:	23 Sep 2026 02:47
URI:	http://repository.stpn.ac.id/id/eprint/5071

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