Investing in Parapuar means entering a land-cooperation arrangement with BPOLBF (Badan Pelaksana Otorita Labuan Bajo Flores), the Ministry of Tourism authority that holds the Hak Pengelolaan (HPL) land-management right over roughly 129.6 hectares of the zone’s first phase in the hills above Labuan Bajo. There is no freehold and no published price list: investors take one of 19 offered lots through one of six government cooperation schemes, negotiated directly with the authority’s investment and cooperation division.
No page in English currently connects that chain end to end — what BPOLBF offers, who to call first, which company structure you need, which licences follow, and what you actually sign for the land. This guide walks it in order, using only what the public record supports. We are an independent editorial site: not BPOLBF, not a government body, not a land broker. Where official information stops — and on tenure, tariffs, and the exact land instrument it stops earlier than most investors expect — we say so plainly instead of filling the gap with guesses.
What you are entering: 19 lots on state-managed land
Parapuar is an integrated tourism zone planned at around 400 hectares inside the Nggorang Bowosie forest area, Kecamatan Komodo, Kabupaten Manggarai Barat. The 400-hectare figure appears consistently in BPOLBF and BKPM promotion, but no public cadastral or regulatory document confirms it exactly; treat it as a planning number. What is certified is smaller and more concrete: an HPL certificate over Zone 1 of approximately 129.6 hectares, handed to BPOLBF on 15 September 2023 by the Deputy Minister of ATR/BPN, Raja Juli Antoni.
One recurring confusion is worth clearing up. Several English-language reports, following an Antara wire story, describe the HPL as “129,609 hectares.” That is a number-format error, not a real figure. The Indonesian original reads 129,609 ha — meaning 129.609 hectares in Indonesian decimal notation, or about 129.6 ha. A 129,609-hectare site would cover 1,296 square kilometres, several times the size of Labuan Bajo’s entire district context. The correct reading is corroborated by Indonesian-language coverage citing 129.60 ha.
On that land, BPOLBF offers 19 investment lots across four officially named zones — Cultural, Leisure, Wildlife, and Adventure — with a stated pledge that only about 20 percent of the HPL area (≈25.92 ha) will be built and roughly 80 percent kept as forest. Because the underlying right is HPL, a state land-management right, an investor never buys the land. Rights are derivative: they flow from a cooperation agreement or a derivative title granted on top of BPOLBF’s HPL. That single fact shapes everything that follows.
- Total planned area
- ≈400 ha (planning figure; no public cadastral confirmation)
- Land certified to BPOLBF
- HPL Zone 1, ≈129.6 ha — certificate handed over 15 September 2023
- Buildable share
- ~20% of the HPL area (≈25.92 ha); ~80% pledged to remain forest
- Investment lots offered
- 19
- Zones
- 4 — Cultural, Leisure, Wildlife, Adventure
- Cooperation schemes
- 6 — Sewa Aset, Pinjam Pakai, KSP, BGS/BSG, KSPI, KETUPI
- Committed investment reported
- US$16.2 million across two named investors (Antara, 2025) — UNVERIFIED at contract level
- PT PMA investment floor
- More than IDR 10 billion per 5-digit KBLI code per project location, excluding land and buildings (Peraturan BKPM 4/2021)
- KEK status
- Not a KEK — special-economic-zone fiscal facilities do not apply
- Published lot tariff
- None — pricing exists only through direct negotiation with BPOLBF
The six cooperation schemes, compared
BPOLBF’s own FAQ lists six schemes under which a private party can take a position in Parapuar: Sewa Aset, Pinjam Pakai, Kerja Sama Pemanfaatan (KSP), Bangun Guna Serah / Bangun Serah Guna (BGS/BSG), Kerja Sama Penyediaan Infrastruktur (KSPI), and KETUPI. These names come from Indonesia’s state-asset utilization framework, so their general mechanics are knowable even though BPOLBF has not published Parapuar-specific terms for any of them. The table below describes how each scheme ordinarily works in Indonesian state-asset practice — not the terms BPOLBF will offer you, which remain unpublished.
| Scheme | Full name | How it generally works | Typical fit |
|---|---|---|---|
| Sewa Aset | Asset lease | Fixed-term rental of authority-held land or assets against periodic rent, normally set by appraisal | Smaller commercial units; lower commitment |
| Pinjam Pakai | Borrow-to-use | Temporary use without rent, ordinarily between government institutions | Rarely the route for a private commercial build |
| KSP | Kerja Sama Pemanfaatan | Partner develops and operates the asset, paying a fixed contribution plus a share of revenue or profit | Operating businesses on state land over a medium-to-long term |
| BGS/BSG | Bangun Guna Serah / Bangun Serah Guna | Partner finances and builds, operates for an agreed period, then hands the asset back (BGS) — or transfers first, then operates (BSG) | Hotels and larger capital builds with a defined concession horizon |
| KSPI | Kerja Sama Penyediaan Infrastruktur | Cooperation for providing public infrastructure, structured along public-private-partnership lines | Utilities, access, and shared infrastructure inside the zone |
| KETUPI | Kerja Sama Terbatas Untuk Pembiayaan Infrastruktur | Limited-concession model: an existing asset is handed to a partner against upfront payment used to fund new infrastructure | Specialised; depends on assets BPOLBF chooses to concession |
Which scheme applies to which of the 19 lots has not been published. Reported deals give partial hints — the Dusit hotel commitment is tied to Lot 1.6 and PT Terra SparX’s wellness and agro-tourism cooperation to Lots M and N per a Kemenpar press release — but no source states the scheme, tenure, or payment structure behind either. Assume the scheme itself is part of the negotiation.
The entry process, step by step
Step 1: Test whether Parapuar fits your model at all
Start with the structural question, not the view. Parapuar offers derivative rights on state-managed land with unpublished tenure; the town’s private land market offers leasehold or HGB-via-PMA over freehold (SHM) parcels; ITDC’s Golo Mori is a separate state estate 45 minutes away with its own developer model. If your financing depends on a mortgageable title or your brand standard requires a minimum secured term in years, you need counsel to confirm the offered instrument can deliver it before you spend money on anything else. Some models will fit. Some will not.
Step 2: Make first contact through official channels
The official path runs through BPOLBF’s investment and cooperation division, with the Ministry of Investment/BKPM regional desk as the parallel government channel. That is the whole list. No fee-bearing intermediary holds any official role in Parapuar allocation, and nobody — including this site — can promise you a lot, an approval, or a timeline. If anyone offers a “guaranteed allocation” for a fee, that is a red flag, not a shortcut. Initial conversations typically cover your concept, target zone, and indicative investment scale.
Step 3: Scope the lot and pass the authority’s screening
BPOLBF states publicly that it screens investors for fit with the zone’s sustainability concept and the 20/80 build pledge — selectivity is the word its officials use. We report that as a policy statement; the actual criteria, scoring, and decision process are not published, so we cannot verify how screening works in practice. Lot-level maps, sizes, and availability status are also unpublished. Expect to rely on documents BPOLBF provides directly during negotiation, and verify every site-specific claim on the ground.
Step 4: Establish the PT PMA
Foreign investors operate in Indonesia through a PT PMA — a limited company with foreign shareholding. Under Peraturan BKPM No. 4/2021, the planned investment must exceed IDR 10 billion per 5-digit KBLI business-classification code per project location, excluding land and buildings, alongside issued and paid-up capital of IDR 10 billion. Stack your KBLI codes carefully: a star-rated hotel sits under KBLI 55110, event and MICE activity under 82301/82302, and a spa under its own code (verify the exact current KBLI 2020 nomenclature with your adviser). Each code at the location carries its own floor, so a hotel-plus-spa-plus-events concept multiplies the minimum commitment.
Step 5: Licence through OSS-RBA
Licensing runs through OSS-RBA, Indonesia’s risk-based online single-submission system established under the Job Creation Law (UU 11/2020) and PP 5/2021. The company first obtains its NIB (business identification number), then the permits matching the risk class of each KBLI — for hotels that typically means standards-based certification plus environmental documentation proportionate to scale. One Parapuar-specific wrinkle: the location data in your licensing file must align with land you hold through BPOLBF cooperation rather than land you own, so sequence the cooperation agreement and the OSS entries with professional help rather than treating them as independent tracks.
Step 6: Negotiate the land instrument — the least documented part
This is where public information runs out, and it matters enough to state bluntly. The standard Indonesian toolkit for investor rights on HPL land would be HGB-on-top-of-HPL or a cooperation or utilization agreement, possibly of build-operate-transfer type. BPOLBF has published neither the exact instrument used at Parapuar nor any lease term in years. As general legal background only: HGB under PP 18/2021 allows 30 years, extendable by 20, renewable for 30 — but no public document confirms that structure applies to Parapuar lots. Lot pricing is equally dark; there is no published tariff, and pricing exists only through direct negotiation. Your counsel should pressure-test tenure, renewal mechanics, transferability, whether the right can secure financing (mortgaging HGB-on-HPL typically needs the HPL holder’s consent), what happens to buildings at expiry, and termination triggers.
Step 7: Build, operate, and keep verifying
Reported practice ties investor MoUs to infrastructure prerequisites, and the zone’s utilities are still being staged: as of May 2025 about 200 metres of the internal access road remained unfinished, with electricity, water, and waste handling described as staged from 2024 onward. Verify utility availability for your specific lot with BPOLBF rather than relying on zone-level statements — Labuan Bajo town already runs short of water in dry months, and Parapuar sits inside the catchment forest that feeds it. Building approval (PBG) and sectoral permits follow the OSS track. Plan your construction timeline around what exists, not around masterplan renderings.
Most investors who get this far retain an Indonesian corporate-law and licensing specialist before Step 4, and a land-law specialist before Step 6. If you would like an introduction to vetted professionals who work on NTT tourism projects, tell us what you are planning and we will connect you. If you use our free help and proceed with a professional we introduce, that professional may pay us a referral fee at no extra cost to you.
What BPOLBF has not published — your diligence checklist
An honest process guide has to mark the blanks, because the blanks are where deals go wrong. As of June 2026, none of the following exists in the public record:
- The exact land instrument investors sign at Parapuar (HGB-on-HPL, cooperation agreement, BOT variant — unconfirmed).
- Tenure in years for any lot or scheme. No source states a term; do not let anyone quote you “30+20+30” as if it were confirmed Parapuar policy.
- Lot tariffs or pricing benchmarks. Every figure you hear is a negotiation position, not a published rate.
- Lot maps, sizes, and availability status for the 19 lots. Even the lot-naming convention differs across sources (numbered “Lot 1.6” versus lettered “Lot M, Lot N”).
- The identities of committed investors beyond Dusit and Eiger — officials cite “5–6 committed investors” but have named only two, plus Terra SparX in a ministry release.
- The KLHK forest-release decree number converting Bowosie production forest for the zone — a genuine documentation gap worth raising in legal due diligence.
- A public masterplan document. The planning record consists of ministry articles, wire stories, and promotional material, not a published masterplan PDF.
Ask BPOLBF for each of these directly, in writing, and have counsel review what comes back. The authority promotes facilitation, coordination, and “clean and clear” HPL land legality — those are its stated offers, and the HPL certificate is real. The granular commercial terms simply are not public yet.
Who has committed so far — reported, not contract-verified
The reported anchor deal is Dusit (Thailand): a US$15 million hotel on Lot 1.6, reported 29 April 2025. That figure and lot assignment come from a single source; the brand flag, key count, signing date, and groundbreaking remain unconfirmed, and the project’s status is described only as “in progress” — so treat the whole line item as UNVERIFIED beyond the fact of the announcement. PT Eigerindo Multi Produk Industri (Eiger) committed a reported US$1.2 million store and coffee shop with a construction-start commitment cited for October 2025, again single-source. Antara put the combined committed total at US$16.2 million in 2025, matching those two figures. Frans Teguh, then Acting President Director of BPOLBF, said on 29 April 2025 that five to six investors had committed; the remaining names have never been published. A Kemenpar press release later confirmed PT Terra SparX in a wellness and agro-tourism cooperation on Lots M and N, with no value, term, or status disclosed. Nothing in this list is a guarantee that any project will be built on schedule — announcements and ground reality have already diverged once on the road timeline.
Risk notes worth pricing in
Three deserve a line in any investment memo. First, the land’s history is contested: residents of four kampung — Racang Buka, Kaper, Lancang, and Nggorang — claim long-term cultivation of the Bowosie forest, physically blocked land clearing in 2022, and as of mid-2026 no publicly documented settlement or compensation scheme exists. The HPL is certified; the social claim is unresolved. Second, the fiscal picture is plainer than the marketing: Parapuar is not a KEK, so the special-economic-zone facilities under PP 40/2021 do not apply, no Parapuar-specific tax incentive has been publicly promised, and a tax holiday is unlikely for standard hotel KBLI under the pioneer-industry list — leaving only general, case-by-case facilities such as the PP 78/2019 tax allowance. Third, built versus planned: what physically exists as of mid-2026 is the access road, the 360-degree viewpoint where the Weekend at Parapuar events run, and the certified land itself. The Dusit hotel, the Eiger store, the wellness lots, and three of the four zones are commitments and plans, not buildings.
Frequently asked questions
Can a foreigner own land in Parapuar?
No. Freehold (Hak Milik) is closed to foreigners under Indonesian land law, and Parapuar adds a second layer: the land is held by BPOLBF under HPL, so even Indonesian parties do not buy it. A foreign investor participates through a PT PMA that takes derivative rights — a cooperation scheme or a title granted on top of the HPL — negotiated with the authority.
How much does a Parapuar lot cost?
Nobody can quote you a published rate, because none exists. BPOLBF has issued no tariff schedule for the 19 lots, and pricing emerges only through direct negotiation with its investment and cooperation division. The only public money figures are reported investor commitments — US$15 million (Dusit, UNVERIFIED single-source) and US$1.2 million (Eiger, UNVERIFIED single-source) — which describe project size, not land cost.
How long would my rights over a lot last?
Unpublished. BPOLBF has not stated a lease term in years for any Parapuar scheme. The general HGB framework under PP 18/2021 runs 30 years plus a 20-year extension plus a 30-year renewal, but that is background law, not confirmed Parapuar policy — make the term a written negotiation point, not an assumption.
Does Parapuar come with tax incentives?
No special ones. Parapuar is not a KEK, so KEK fiscal facilities do not apply, and no Parapuar-specific incentive has been publicly promised. General national facilities — the PP 78/2019 tax allowance, training and R&D super-deductions — may apply depending on your KBLI and the current regulatory annexes, which a tax adviser should check case by case.
Who do I actually contact first?
BPOLBF’s investment and cooperation division is the front door; the Ministry of Investment/BKPM regional desk is the parallel official channel. No broker, agent, or consultant holds an official mandate to allocate Parapuar lots, and any allocation promise from a private party should be treated as a warning sign rather than an advantage.
Where this guide ends and your diligence begins
The honest summary: the offer is real (certified HPL land, 19 lots, six legal schemes, a working official contact path), and the fine print is not yet public (instrument, tenure, tariffs, lot detail). That combination rewards investors who move deliberately — open the official channel early, build the PT PMA and OSS-RBA track properly, and refuse to sign around the gaps. This page is information, not legal, tax, or investment advice, and nothing here promises an allocation, an approval, or a return. When you are ready to put professionals around the table, ask us for an introduction to a vetted specialist — we will point you to people who have done this kind of work in NTT, and you remain free to engage anyone you choose.