Land Blocking and Land Seizure: Understanding Their Differences, Purposes, and Legal Consequences

Land holds a significant position in society, serving not only as a place of residence but also as a means of conducting business activities, an investment asset, and a source of livelihood. Given its substantial economic and social value, land frequently becomes the subject of disputes and legal proceedings.

Under certain circumstances, a parcel of land may be subject to a blocking registration (pencatatan blokir) or a seizure registration (pencatatan sita). Although both measures may restrict legal acts concerning land, blocking and seizure are distinct legal mechanisms in terms of their purposes, legal grounds, eligible applicants, and legal consequences.

The provisions governing the blocking and seizure of land rights are principally stipulated under Regulation of the Minister of Agrarian Affairs and Spatial Planning/Head of the National Land Agency Number 13 of 2017 concerning Procedures for Blocking and Seizure (“Ministerial Regulation ATR/BPN 13/2017”).

What Is a Land Blocking Registration?

Pursuant to Article 1 point 1 of Ministerial Regulation ATR/BPN 13/2017, a blocking registration constitutes an administrative measure undertaken by the Head of the Land Office or a designated official to establish a temporary status quo, or temporary suspension, in respect of legal acts and legal events concerning a parcel of land.

In practical terms, a blocking registration may be understood as a mechanism to temporarily prevent changes to the legal status of a parcel of land.

A blocking registration may be imposed where there is a legal act or legal event, or where a land dispute or conflict exists, as stipulated under Article 3 paragraph (1) of Ministerial Regulation ATR/BPN 13/2017.

Through a blocking registration, an interested party may obtain temporary protection to prevent the land in question from being transferred, encumbered, or subjected to certain legal acts that may prejudice the relevant party before the underlying land dispute has been resolved.

Why May Land Be Subject to a Blocking Registration?

In principle, a blocking registration is intended to temporarily preserve the existing legal status of land. This mechanism is particularly relevant where there is a dispute concerning the ownership of, or rights over, a particular parcel of land.

In land administration practice, a blocking registration serves, among others, the following purposes:

1. Preventing Changes to the Status of Land Rights

A blocking registration may prevent the transfer of land rights or other legal acts concerning the land while its legal status remains under dispute.

2. Providing Temporary Protection to Interested Parties

A blocking registration protects interested parties against legal acts that may adversely affect their rights or interests.

3. Maintaining Proper Land Administration

The existence of a blocking registration is recorded within the land administration system, thereby maintaining accurate and orderly land records.

4. Supporting the Resolution of Land Disputes

By preserving the existing status of the land, a blocking registration may prevent further complications while the dispute resolution process is ongoing.

5. Providing Legal Certainty Regarding the Administrative Status of Land

The registration enables interested parties, including prospective parties to a transaction, to identify that the relevant parcel of land is subject to an unresolved legal issue.

Accordingly, a blocking registration essentially operates as a preventive legal and administrative measure. Its purpose is not to take over ownership of the land, but rather to prevent changes to its legal status while the underlying matter remains unresolved.

Who May Apply for a Land Blocking Registration?

Under Ministerial Regulation ATR/BPN 13/2017, an application for a blocking registration may be submitted by an individual, a legal entity, or a law enforcement authority.

In the case of an individual or legal entity, the applicant must have a legal relationship with the land for which the blocking registration is sought. The applicant must also provide clear grounds for the application and be willing to have the application examined by the competent authority.

A qualifying legal relationship may include, among others:

• the landowner, whether an individual or a legal entity;
• a party to an agreement, whether executed in notarial form or privately;
• a party holding jointly owned property outside marriage;
• an heir;
• a party holding jointly owned marital property;
• a party acting under a power of attorney in connection with an agreement; or
• a bank, provided that the relevant legal relationship is stipulated in a notarial deed executed by the parties.

Accordingly, a person cannot request a blocking registration merely on the basis of an unsupported claim. The applicant must demonstrate a legitimate legal interest and a legally recognizable relationship with the relevant parcel of land.

Does Blocking a Parcel of Land Mean That the Land Has Been Seized?

No. A blocking registration is not equivalent to a seizure.

A blocking registration does not result in the transfer of ownership of the land to the State or to another party. In principle, the registered right holder remains the owner or holder of the relevant land right.

Nevertheless, while the blocking registration remains effective, certain legal acts concerning the land may be temporarily restricted. Such restrictions are intended to preserve the legal status of the land and prevent actions that may interfere with or complicate the resolution of the underlying dispute.

Another important consideration is the duration of a blocking registration. A blocking registration submitted by an individual or legal entity is generally valid for 30 calendar days from the date on which the blocking registration is recorded. Its effect may continue where there is a court order or judgment providing a legal basis for such continuation.

More detailed provisions concerning blocking registrations are set out in Articles 3 through 24 of Ministerial Regulation ATR/BPN 13/2017, taking into account Supreme Court Decision Number 37 P/HUM/2018.

What Is a Land Seizure Registration?

Unlike a blocking registration, a seizure registration relates to a seizure imposed by a court, an investigator, or another authority legally empowered to undertake such action.

Within the land administration framework, a seizure registration constitutes an administrative measure undertaken by the Head of the Land Office or a designated official to record a seizure imposed by a judicial institution, investigator, or other competent authority.

Pursuant to Article 25 paragraph (1) of Ministerial Regulation ATR/BPN 13/2017, a seizure registration over land rights is made for the purposes of resolving court proceedings or conducting an investigation.

The legal consequences are more restrictive. Under Article 25 paragraph (3) of Ministerial Regulation ATR/BPN 13/2017, land rights that are subject to seizure may not be transferred and/or encumbered with a mortgage right (Hak Tanggungan).

However, pursuant to Article 25 paragraph (4) of Ministerial Regulation ATR/BPN 13/2017, land rights subject to seizure may still undergo the cancellation of a registered mortgage (roya), extension, and/or renewal, provided that notification is given to the Head of the relevant Court, the parties to the proceedings, and/or the investigator, as applicable.

Land Seizure in Criminal Proceedings

In the context of criminal procedure, seizure is undertaken for the purposes of investigation and evidentiary proceedings.

As of 2 January 2026, the new criminal procedure regime under Law Number 20 of 2025 concerning the Criminal Procedure Code (“Law 20/2025”) has entered into force.

Pursuant to Article 118 of Law 20/2025, investigators are authorized to conduct seizures for the purposes of an investigation.

Furthermore, Article 119 of Law 20/2025 essentially provides that, prior to conducting a seizure, an investigator must apply for authorization from the chief judge of the district court having jurisdiction over the location of the relevant property.

Such application must contain information concerning the property to be seized, including at a minimum:

• the type of property;
• the quantity and value of the property;
• its location; and
• the grounds for the seizure.

In urgent circumstances, Article 120 of Law 20/2025 permits investigators to conduct a seizure without obtaining prior authorization from the chief judge of the district court. However, this mechanism is limited to movable property and remains subject to the requirements and procedures prescribed by law.

Accordingly, a seizure should not be regarded merely as a land administration measure. The registration of a seizure at the Land Office is an administrative consequence of a seizure imposed by a court, investigator, or other institution vested with the relevant statutory authority.

What Are the Differences Between Land Blocking and Land Seizure?

Although both mechanisms may affect legal acts concerning land, there are several fundamental distinctions between a blocking registration and a seizure registration.

First, in terms of purpose. A blocking registration is principally intended to preserve the status quo and temporarily prevent changes to the legal status of the land. By contrast, a seizure is imposed for the purposes of legal proceedings, including the resolution of cases before a court or a criminal investigation.

Second, in terms of legal basis. A blocking registration may arise from a legal act, legal event, land dispute, or land conflict. A seizure registration, on the other hand, is based on a seizure imposed by a judicial institution, investigator, or other competent authority.

Third, in terms of the applicant or initiating party. A blocking registration may be requested by an individual or legal entity having a legal relationship with the land, as well as by a law enforcement authority. A seizure, however, originates from an action taken by an institution or official legally authorized to impose a seizure.

Fourth, in terms of legal consequences. A blocking registration constitutes a temporary administrative suspension of legal acts or legal events concerning the land. In contrast, Ministerial Regulation ATR/BPN 13/2017 expressly provides that land rights subject to seizure may not be transferred and/or encumbered with a mortgage right (Hak Tanggungan).

Fifth, in terms of duration. A blocking registration requested by an individual or legal entity generally remains valid for 30 calendar days from the date of registration and may continue on the basis of a court order or judgment. The duration of a seizure registration, meanwhile, is connected to the relevant legal proceedings and the underlying legal basis for the seizure.

Conclusion

A land blocking registration and a land seizure registration constitute two distinct legal measures and should not be treated as interchangeable concepts.

A blocking registration is an administrative mechanism intended to preserve the status quo of a parcel of land. It provides temporary protection by preventing legal actions that may alter the status of the land where there is a dispute, conflict, legal act, or legal event affecting the relevant land rights.

A blocking registration does not automatically extinguish or transfer ownership of the land. The registered right holder continues to hold the relevant land right, although certain legal actions concerning the property may be temporarily restricted for as long as the blocking registration remains effective.

By contrast, a seizure registration arises from a seizure imposed by a judicial institution, investigator, or other competent authority for the purposes of legal proceedings. Land rights subject to seizure may not be transferred and/or encumbered with a mortgage right while the seizure registration remains in effect.

Therefore, where a land certificate or parcel of land is identified as being “blocked” or “seized,” it is important to ascertain the legal basis for the registration, the party or authority initiating the measure, its applicable duration, and the underlying legal proceedings. These factors determine which legal acts may or may not lawfully be undertaken in respect of the relevant land.

Legal Basis

1. Law Number 5 of 1960 concerning Basic Regulations on Agrarian Principles (Basic Agrarian Law);
2. Law Number 20 of 2025 concerning the Criminal Procedure Code;
3. Regulation of the Minister of Agrarian Affairs and Spatial Planning/Head of the National Land Agency Number 13 of 2017 concerning Procedures for Blocking and Seizure; and
4. Supreme Court Decision Number 37 P/HUM/2018.