News from the property sector on June 19, 2026 is worth a close look for anyone living in Greater Jakarta. The government is drafting a rule that would let Jakarta ID holders buy subsidized housing in Bekasi, Tangerang, or other areas without having to move their domicile to where the house is. First, the caveat: the rule is not in force yet. It's still being drafted and is described as set to be issued soon.
This rule is being prepared jointly by the Ministry of Home Affairs under Minister Tito Karnavian and the Ministry of Housing and Settlement Areas, so it's a joint regulation. The aim is to connect something that has long been disconnected: people who work and hold an ID in Jakarta, while the homes they can actually afford sit on the outskirts.
What Does the Rule Actually Cover?
The core of the plan fits in one sentence: Jakarta ID holders can buy subsidized housing outside Jakarta without being required to change their domicile to the new address. That's where the biggest shift sits. Previously, several subsidy schemes required the buyer's ID to match the house location. For Jakarta residents eyeing a unit in the North Bekasi corridor, that requirement often became a roadblock at the very first step, before installments even entered the conversation.
From the developer side, this rule also opens up room. Developers can build housing for MBR buyers who aren't required to live in the development area, and still stand to receive incentives as long as the MBR criteria are met. That widens the buyer pool for a single subsidized project instead of locking it to local residents only.
Part of the 3 Million Homes Program
This planned rule doesn't stand alone. It's part of the 3 Million Homes Program, a priority of President Prabowo. The logic runs like this: one of the biggest obstacles to providing cheap housing in Jakarta is land that's already priced too high. The more realistic fix is to steer the supply of subsidized homes toward buffer areas like Bekasi and Tangerang, then make it easier for Jakarta residents to reach them. Cutting the domicile requirement is one way to connect those two sides.
For MBR buyers who qualify, the incentives stay in place. The two that hit the wallet hardest are fee waivers: 0 percent PBG (building approval) and 0 percent BPHTB (land and building transfer duty). These two cost items usually pile on as extra charges that eat into a first-time buyer's funds, so dropping them matters.
Important note: as of this writing, there are no official figures yet on the home price ceiling or the specific MBR income limit for this scheme. Those criteria are said to still be in the works. So before the rule is issued, avoid locking in big decisions purely on expected numbers.
Who Benefits Most?
The clearest winners are Jakarta ID holders who work in the capital but whose income still falls in the MBR bracket. They've been squeezed: homes in Jakarta are out of reach, while moving to Bekasi got tangled up in domicile paperwork, from public services to school enrollment for the kids. If this rule is issued, they can take a subsidized home in Bekasi while keeping their Jakarta ID.
For young families, the gap between ID address and home address isn't a trivial thing. Many put off buying a home not because they can't manage the installments, but because the administrative hassle feels daunting. Removing the domicile requirement trims one big complication off that list.
What If Your Income Is Already Above the MBR Ceiling?
This question often gets skipped. The new rule targets MBR buyers. But what about Jakarta residents whose income has already passed the MBR limit, or who need a larger home than a typical subsidized unit? For this group, the subsidy track isn't the door. The commercial track fits better, and the good news is that the same North Bekasi corridor has ready-stock options that can serve as a move-up path.
Subsidized homes come with tight size and spec limits. For families who need two storeys or more breathing room, a commercial unit in the same location is often the more sensible answer. The geographic logic stays the same as what the government is chasing: live in Bekasi, keep Jakarta close. What changes is the product and the financing track. If you're buying for the first time, it helps to first understand the down-payment rules and first-home mortgage scheme for 2026 before deciding which track to take.
Emerald 70: The Move-Up Path in the Same Corridor
For Jakarta ID holders whose income sits above the MBR ceiling, a ready-stock unit like Emerald 70 on Jl. Raya Perjuangan, North Bekasi, can be an appealing entry point. To be clear, this is a commercial home, not a subsidized product, so it doesn't fall under the MBR scheme or the PBG/BPHTB incentives above. It's priced around Rp 700 million including VAT, a type 70 two-storey unit, ready stock.
Its location strengths line up with the buffer-area logic above: about 5 minutes to Bekasi Station and Summarecon Mall, and roughly 10 minutes to the West Bekasi toll gate. For Jakarta residents still commuting to the capital daily, that distance keeps a Bekasi home practical. Because it's ready stock, the deed can move faster without waiting for a unit to be built from scratch. Before deciding, it's also worth checking the FLPP 2026 ceiling updates to compare whether the subsidy track still fits your profile, or whether it's time to step up to the commercial track.
What to Do Now
Since the rule isn't issued yet, the healthiest move is to prepare, not to guess. A few things you can do while waiting for clarity:
- Check where your income stands. Confirm whether your income still falls in the MBR bracket or sits above it. This decides whether you're on the subsidy or commercial track.
- Get your documents ready. ID, pay slips, and bank history remain basic requirements on either track. Tidying them up now speeds the process later.
- Watch for the official rule. Price ceilings and the new income limit can only be confirmed once the regulation is out, not before.
- Compare the tracks. If your income turns out to be above the MBR ceiling, look at ready-stock options in the same corridor right away so you don't lose momentum.
Keeping your options flexible matters here. This rule, if it does get issued, loosens one requirement that has long made plenty of Jakarta residents drop the idea of buying. But the decision to buy a home still comes down to the fit between your income profile, your space needs, and your financing track, not just clearing the paperwork.
Income above the MBR ceiling? See the ready-stock Emerald 70 option
The Kingspoint team can walk you through the difference between the subsidy and commercial tracks, plus an Emerald 70 installment simulation over WhatsApp, matched to your financial profile.
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