Annex G — Permitted-Use Matrix
Annexed to land rights agreement. Source: strategy §4 (Eight Zones) and §6 (Deal Architecture), restated here as the binding cross-reference between Holder class, zone and instrument. Where this annex and the strategy page conflict, this annex prevails as against a Holder; the strategy page is the estate's own working record and amends this annex under the same version-lock procedure as Annex C §7.3.
G1. Instruments
| Instrument | Mechanics | Governing deed |
|---|---|---|
| A — leasehold upfront | 100% at signing, hak sewa, 25-year Term | hak sewa deed §3.1 "upfront" |
| B — annual leasehold | 30% down, balance in equal instalments over 1 or 5 years, no interest, no index | hak sewa deed §3.1 "scheduled" |
| B-rent — annual rent | No transfer of right; occupation only, by separate agreement | hak sewa deed §3.1 "rent"; Annex E |
| C — joint venture | Lease contributed to an OpCo for an equity stake, 40–60% split | separate JV agreement, not this deed |
| D — hak pakai | Right-of-use title on a completed structure, registered to the Holder | hak sewa deed Track F, 12.1 |
| E — hak milik | Freehold transfer, WNI only | outside this deed — AJB before PPAT |
G2. Holder class eligibility
| Holder class | A | B | B-rent | C | D | E |
|---|---|---|---|---|---|---|
| Indonesian citizen (WNI) | yes | yes | yes | yes | n/a — already eligible for stronger titles | yes |
| Foreign individual (KITAS/KITAP) | yes | yes | yes | via a PT PMA vehicle | yes — the track this deed exists for | no — PP 18/2021 Pasal 34 reserves HGB-track ownership to WNI and Indonesian legal entities; Hak Milik is WNI-only by the same logic |
| Foreign legal entity | via a PT PMA vehicle | via a PT PMA vehicle | yes | yes | via a PT PMA vehicle | no |
D is the only instrument built specifically to move a foreign individual holder into a registered title; A, B and B-rent hold everyone under the same contractual right regardless of nationality, since hak sewa is personal, not a registered land right (land rights agreement §2.2).
G3. Zone × instrument
| Zone | Function | Instruments live | Note |
|---|---|---|---|
| Z1 — Residences | Villa plots, 5–15 are | A, B, D (post-build), E (WNI) | Released in waves; Wave 1 carries A + the build obligation only, B opens from Wave 3 |
| Z2 — Anchor | Spa, market, restaurant, retreat villas | C (core), B-rent (peripheral, Phase 3 sale-leaseback) | Never sold outright; each deal reviewed individually |
| Z3 — Community | School, hospital, cowork, common house | B (near-zero rent) | Deed-restricted use; reversion on change of function |
| Z4 — Infra | Roads, energy, water, connectivity, mobility hub | none on the core; parking slots only, a separate micro-instrument outside A–E | Ownership retained by the Landowner; all structures revert |
| Z5 — Innovation | Labs, studios, startup plots | B (land-for-equity, ~×0.2 rent for 2–5% equity), C for larger operators | Selection is discretionary, not first-come |
| Z6 — Agroforestry | Permaculture, livestock, nursery | B, or a pure operator agreement with no land right transferred | Output feeds Z2; vertical integration, not resident housing |
| Z7 — Conservation | Watershed, biodiversity | none | No transactions; revenue only through carbon/biodiversity credits, naming rights, priced trail access |
| Z8 — Commons | Trails, plazas, public space | none | Public space; no instrument applies, same as Z7 |
G4. Track D — the upgrade path this deed builds
An A or B Holder who completes construction to SLF may apply to convert to D (Hak Pakai) under hak sewa deed 12.1 — a foreign natural person only, subject to the Rp 5,000,000,000 minimum value once the ministerial regulation figure is confirmed (see that Part's own flag on the source instrument). E (Hak Milik) is reached only by a WNI Holder, outside this deed, by ordinary AJB — there is no conversion mechanic from A/B/D to E inside hak sewa deed because a foreign Holder can never reach E by any route.
G5. Net-exporter certification — proposal, not yet settled elsewhere
hak sewa deed 5.3 and land rights agreement §2.6 point here for the mechanics behind the 10%/5% area revenue charge split; neither document defines them. Working proposal:
- Revenue (land-time channel): gross amount actually received by the Holder for bare-land occupation, before any deduction, in the invoice period.
- Net-exporter status: measured per district, annually, aligned with the Company's financial year. A district is a net exporter of a given resource (energy, water, food) where its metered or estimated production exceeds its consumption over that year. The Company's accountant certifies the result and publishes it in the Register before the following year's invoices are issued at the discounted rate.
- Reporting cadence: the Holder self-reports land-time revenue monthly, on the same cycle as the area revenue charge invoice; the Company may audit any period within the prior 24 months.
- Understatement: the shortfall is payable on demand plus 20% of the shortfall as liquidated compensation for the cost of the audit, consistent with the director disclosure indemnity agreement Art 5.4 uplift used elsewhere in the pack for knowing non-disclosure; an honest reporting error corrected before audit carries no uplift.
This section is new drafting, not a restatement of an existing decision — confirm the certification body, the audit window and the uplift figure before this annex is treated as settled.