Legal Protection of Good Faith Buyers in Developer Bankruptcy: Indonesian Supreme Court Decision 24K/Pdt.Sus-Pailit/2025
DOI:
https://doi.org/10.37680/almanhaj.v7i2.8734Keywords:
Consumer Protection; PPJB; Asset Separation Principle; Good FaithAbstract
This study examines the legal protection afforded to good-faith housing buyers when objects of a Binding Sale and Purchase Agreement (PPJB) are included in a developer's bankruptcy estate, focusing on Supreme Court Decision No. 24 K/Pdt.Sus-Pailit/2025. The research employs a normative juridical method, using statutory, conceptual, and case approaches to analyze bankruptcy law, consumer protection norms, PPJB regulations, and judicial reasoning. The study finds that although the PPJB in the case was privately executed and did not comply with the formal requirements of Ministerial Regulation ATR/BPN No. 16 of 2021, the Supreme Court affirmed that buyers who had fully paid and taken possession before bankruptcy qualify as good-faith third parties entitled to protection. The Court emphasized the asset separation principle, holding that only assets legally owned by the debtor at the time of bankruptcy may form part of the bankruptcy estate, thereby limiting the universality principle and prioritizing substantive justice. By annulling the curator’s action, the decision strengthens consumer protection in developer bankruptcy cases. This study concludes that buyers require both preventive and repressive legal protection, and that PPJBs should be executed as authentic deeds with a power of sale clause to prevent future disputes.
References
Adichandra, M. B., & Setianingrum, R. B. (2022). Bentuk Perlindungan Hukum Terhadap Pembeli Rumah dalam Penyelesaian Sengketa Kepailitan Pengembang. Media of Law and Sharia, 3(1), 1–20. https://doi.org/10.18196/mls.v3i1.13222
Anggoro, I. S., & Suwondo, D. (2025). Notary's Responsibility for Land Sale and Purchase Agreement Deeds ( PPJB ) that Result in Default. 3(4), 1464–1477.
Asror, M. N., & Mardani, M. (2025). Legal Protection of Land Sale and Purchase Agreements (PPJB) as the Initial Sales Process by Developers. Journal of Mujaddid Nusantara, 2(3), 128–144. https://doi.org/10.62568/jomn.v2i3.462
Astiti, S. H. (2025). Pembaruan Hukum Acara Perdata di Indonesia. 1(1), 13–26. https://ojs.indopublishing.or.id/index.php/jlr
Atma Yuwita, A. (2021). Legal Action for Pre-Project Selling Based Buyers Whose Apartment Specifications Have Changed Without Prior Approval. Norma, 17(3), 69. https://doi.org/10.30742/nlj.v17i3.1228
Banaba, H., Susilowati, T., & Sejati, H. (2024). Legal gap in the protection of aggrieved parties at the pre-contractual stage. Indonesian Journal of Multidisciplinary Science, 4(2), 73–80. https://doi.org/10.55324/ijoms.v4i2.1028
Board, S. (2021). Vol. 2, No. 2, February 2021 Journal of Indonesia Law & Policy Review. JIPRLJournal of Indonesia Law & Policy Review, 2(2), 117–130.
Dahliani, K., & Marwenny, E. (2024). Legal Review of Binding Sale and Purchase Agreements (PPJB) in Transactions of Transfer of Land and/or Building Rights. Journal of Law and Regulation Governance, 2(6), 198–206. https://doi.org/10.57185/jlarg.v2i6.55
Deni Syaputra, Yusmiarni, & Salsabila Syafiah. (2022). Upaya Perlindungan Hukum Preventif Terhadap Konsumen. Journal of Social and Economic Research, 3(1), 040–048. https://doi.org/10.54783/jser.v3i1.34
Elisabeth Niuflapu & Wilma Silalahi. (2025). Tinjauan Yuridis terhadap Sistem Pembelian Properti di Indonesia Studi Kasus: PT Agung Sedayu Group. Jurnal Pustaka Cendekia Hukum Dan Ilmu Sosial, 3(1), 58–72. https://doi.org/10.70292/pchukumsosial.v3i1.131
Halim, A. (2022). Kedudukan Perjanjian Pengikatan Jual Beli (PPJB) yang Dibuat Pengembang Dalam Pre Project Selling. Justice Voice, 1(2), 53–69. https://doi.org/10.37893/jv.v1i2.192
Hendri Jayadi. (2021). Perlindungan Hukum Terhadap Penerapan Asas Pari Passu Porata Partij Terhadap Kreditor Konkuren Dalam Perspektif Hukum Acara Perdata. Al-Manhaj:Jurnal Hukum Dan Pranata Sosial Islam, 3(2 Juki-Desember), 280. https://doi.org/10.37680/almanhaj.v3i2.3347
Hikmah, N. (2024). Legal Implications of the Territorial Principle on Cross-Border Insolvency in Indonesian Bankruptcy Law. Justice Voice, 3(2), 87–96. https://doi.org/10.37893/jv.v3i2.1136
Hukum, P., Konsumen, B., Vaksin, P., Menurut, P., & Positif, H. (2022). Journal of Commerce Law INDONESIA. 2(1).
Indonesia, K. A. dan T. R. P. N. (2021). Permen ATR/Kepala BPN 16/2021. 3, 1–47.
John Rawls (2004). (2004). Mencermati Teori Keadilan. https://doi.org/10.1145/2505515.2507827
Kusmiati, N. I. (2020). Legal Standing of Pre-Contractual Good Faith Principle as a Law Reformation of Indonesian Contract Law. International Journal of Science and Society, 2(1), 73–85. https://doi.org/10.54783/ijsoc.v2i1.61
Lubis, M. T. S. (2019). Pelaksanaan Sita Jaminan Terhadap Objek Sengketa Yang Berada Di Tangan Pihak Ketiga Dalam Penanganan Perkara Perdata. DE LEGA LATA: Jurnal Ilmu Hukum, 4(1), 42–53. https://doi.org/10.30596/dll.v4i1.3163
Mahkamah Agung. (2016). Pemberlakuan Rumusan Hasil Rapat Pleno Kamar Mahkamah Agung Tahun 2016 Sebagai Pedoman Pelaksanaan Tugas Bagi Pengadilan. 1–20.
Mubarrak, M. Z., Pertiwi, D. S., & Carnadi, C. (2025). Backlog Perumahan di Kota Yogyakarta sebagai Ancaman Ketahanan Nasional. Nuansa Akademik: Jurnal Pembangunan Masyarakat, 10(1), 259–278. https://doi.org/10.47200/jnajpm.v10i1.2814
Nikita S. Sitorus (2024). (2022). Akibat Hukum Terhadap Penyimpangan Perjanjian Pengikatan Jual Beli (PPJB) Sebagai Dasar Pembuatan Akta Jual Beli (AJB) (Studi Putusan Pengadilan Negeri Medan Nomor: 668/ Pdt.G/ 2016/PN.Mdn). Jurnal Hukum Dan Kemasyarakatan Al-Hikmah Vol. 3, No. 4, Desember 2022 874, 3(4), 874–903.
Novia. (2025). Perlindungan Hukum Melalui Pencatatan Akta Perjanjian Pengikatan Jual Beli (PPJB) Tanah di Kantor Pertanahan. 109–139.
Novitasari, S. A., & Andiani, P. (2024). Analysis of The Regulation of The Curator's Professional Code of Ethics in Carrying Out His Duties as the Person in Charge of a Bankrupt Company According to The Applicable Law in Indonesia. 53–61.
Nugraha, A. M., Fadil, F. D., Khumairoh, T., Dikrurahman, D., & Permana, D. Y. (2024). Implementation of Good Faith Principles in Trade Contracts in Indonesia. Journal of Social Research, 3(9), 1–7. https://doi.org/10.55324/josr.v3i9.2201
Nugraha, R. M., Machmud, A., & Fuad, F. (2023). Akibat Hukum Terhadap Aset Milik Pihak Ketiga yang Dijaminkan Kepada Kreditur Dalam Kepailitan. Binamulia Hukum, 12(1), 191–199. https://doi.org/10.37893/jbh.v12i1.504
Otoritas Jasa Keuangan. (2017). POJK Nomor 48 /POJK.03/2017 Tentang Transparansi Kondisi Keuangan Bank Perkreditan Rakyat.
Prasetyo & Djuwityastuti, (?2019). Tinjauan Hukum Tentang Hak dan Kewajiban Penjual dan Pembeli Dalam Perjanjian Jual Beli Menurut KUH-Perdata. 3, 2019.
Ratna, Y., Djajaputra, G., Hukum, F., & Tarumanagara, U. (2024). FULFILLMENT OF OBLIGATIONS TO CONSUMERS IN SALE AND PURCHASE. 6(2), 453–459.
Ricki Rahmad Aulia Nasution, Iwan Erar Joesoef, & Heru Sugiyono. (2025). Justice in the Administration and Settlement of Bankruptcy Estate by Auction in Relation to the Recovery of Creditors’ Claims. International Journal of Law and Society, 2(3), 46–62. https://doi.org/10.62951/ijls.v2i3.616
Riyanto, T. F. (2025). Legal Implications of the Deed of Land Sale and Purchase Agreement that is Still in the Process of Being Finalized for Legal Certainty for the Parties. 3(4), 1478–1491.
Saputra, D. T., & Pasundan, U. (2022). LEGAL RESPONSIBILITY FOR NOTARIES IN MAKING A COPIE COLLATIONEE FOR SELLING AND PURCHASE DEEDS WHICH IS MADE BEFORE OFFICIALS OF THE LAND DEPARTMENT CONCERNING REGISTRATION. Law, Development and Justice Review (2020) 3(2) 191-195, 3(2), 1–9.
Septiani, B., Joesoef, I. E., & Suherman, S. (2024). Buy Back Guarantee between Developer and Creditors: Study of Apartment Sale and Purchase Agreements Based on the Pre-Project Selling System. International Journal of Social Science and Human Research, 7(05), 3480–3491. https://doi.org/10.47191/ijsshr/v7-i05-122
Seran, M. P., Hakim, L., & Alfaris, M. R. (2024). Copyright Protection of Owners for Commercialized Use of Created Song Without Permission. Dialogia Iuridica, 16(1), 049–067. https://doi.org/10.28932/di.v16i1.9503
Setiadi, S. F. (2021). Jurnal IUS Kajian Hukum dan Keadilan. Jurnal IUS Kajian Hukum Dan Keadilan, 9(3), 45–53.
Setyabudi, A. H., Janisriwati, S., & Windra Syahrial, I. (2023). Perlindungan Hukum Terhadap Pihak Ketiga Dalam Actio Pauliana. Journal Magister Hukum ARGUMENTUM, 9(1), 119–127. https://doi.org/10.24123/argu.v9i1.5771
Simanjuntak, K. W. (2025). Role of Land Deed Officials ( PPAT ) in Protecting the Rights of Parties in the Creation of Deeds of Sale and Purchase of Land Rights. 11(September), 732–746.
Siregar, D. (2025). Separatist Creditors’ Rights In Handling Bankruptcy Assets. De’Rechtsstaat, 11(1), 64–74. https://doi.org/10.30997/jhd.v11i1.17098
Srimufi, M., & Mahlill Adriaman. (2025). Analisis Kewenangan Notaris Dalam Membuat Akta Otentik Di Bidang Pertanahan. Iuris Notitia : Jurnal Ilmu Hukum, 3(1), 01–06. https://doi.org/10.69916/iuris.v3i1.227
Trisnamurti, N. A., & Sudiro, A. (2026). Legal Certainty for Curators in the Implementation of Auctions of Collateral Objects of Bankrupt Debtors ( Case Study of Decision Number 557 K / Pdt . Sus-Pailit / 2024 ). 11(June), 1–8. https://doi.org/10.30596/dll.v11i1.26893
Tunggu, R. (2024). Legal Protection of Good Faith Buyers in Resolution of Land Rights Disputes. Eduvest - Journal of Universal Studies, 4(1), 211–225. https://doi.org/10.59188/eduvest.v4i1.1012
Usman, K. D., & Umar, R. (2025). Law Enforcement Against Criminal Offenses Committed by Curators in Their Independence in Managing Debtors' Assets During Suspension of Debt Payment Obligations (PKPU) and Bankruptcy Proceedings adds layers of complexity to the bankruptcy process—this issue.
Wiguna, I. N., Andaretna, L. M., Budianto, M. C., & Vala, T. A. (2024). Legal Protection for Third Parties in Good Faith on Actio Pauliana Litigation in Bankruptcy Proceedings. Yuridika, 39(2), 181–210. https://doi.org/10.20473/ydk.v39i2.56057
Yuhelson, & Retnaningsih, S. (2025). Ambiguity of the curator's authority in implementing sales of collateral objects on behalf of third parties in bankruptcy proceedings. Edelweiss Applied Science and Technology, 9(1), 1086–1099. https://doi.org/10.55214/25768484.v9i1.4319
Yuhelson, Y., & Sunggara, M. A. (2019). The Curator's Responsibility for the Loss of Wealth Bankrupt Limited Company. Proceedings of Community Development, 2, 37. https://doi.org/10.30874/comdev.2018.74.
Downloads
Published
How to Cite
Issue
Section
License
Copyright (c) 2026 M Naufal Abiyi Dafa, Muthia Sakti
This work is licensed under a Creative Commons Attribution 4.0 International License.
Copyright:
- Author retains the copyright and grants the journal the right of first publication of the work simultaneously licensed under a Creative Commons Attribution 4.0 International License that allows others to share the work with an acknowledgment of the work's authorship and initial publication in this journal.
- Author is able to enter into separate, additional contractual arrangements for the non-exclusive distribution of the journal's published version of the work (e.g., post it to an institutional repository or publish it in a book) with the acknowledgment of its initial publication in this journal.
- Author is permitted and encouraged to post his/her work online (e.g., in institutional repositories or on their website) prior to and during the submission process, as it can lead to productive exchanges, as well as earlier and greater citation of the published work (See The Effect of Open Access).
License:
-
Attribution — You must give appropriate credit, provide a link to the license, and indicate if changes were made. You may do so in any reasonable manner, but not in any way that suggests the licensor endorses you or your use.
-
No additional restrictions — You may not apply legal terms or technological measures that legally restrict others from doing anything the license permits.
You are free to:
- Share — copy and redistribute the material in any medium or format
- Adapt — remix, transform, and build upon the material for any purpose, even commercially.
This work is licensed under a Creative Commons Attribution 4.0 International License.
