<![CDATA[This article examines how Indonesian law regulates pre-project sales of strata title housing units when the underlying land rights have not yet been fully secured. It analyzes whether the current contractual and regulatory framework provides adequate consumer protection and legal certainty, while proposing a more balanced model aligned with Indonesia’s welfare-state commitment. Using normative legal research with statute and conceptual approaches, supported by case-based illustrations, the study reviews the interaction between the Civil Code, the Law on Consumer Protection, the Law on Housing and Settlement Areas, the Law on Apartment Units, and implementing regulations governing Preliminary Sale and Purchase Agreement (Perjanjian Pengikatan Jual Beli/PPJB). The findings show that widespread reliance on PPJB despite unresolved land status and permits places disproportionate risks on consumers. Standard-form clauses drafted unilaterally by developers often undermine good faith, balance, and legal certainty, while supervisory and enforcement mechanisms remain weak. The results provide practical guidance for policymakers, regulators, and notaries/PPAT in tightening pre-project sales requirements, standardizing PPJB clauses, and improving disclosure and remedies.]]>
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