The Significance of Blockchain Implementation in the Issuance of Land E-Certificates: Examples from Ghana and Germany
DOI:
https://doi.org/10.17762/21.3.665-682(2023)Keywords:
blockchain, e-certificate, investment, land mafiaAbstract
Indonesia has established regulations on the implementation of land e-certificate. Unfortunately, the policy has not been able to provide real protection for the people, in this case the holders of land rights and other interested parties. This study aims to analyze the significance of the blockchain implementation as a security system for land e-certificate that generate further implications such as the ease of doing business and investment index. This study is a legal study with comparative approach. The comparison used cases of Ghana and Germany as examples. The results of the study show that Indonesia should create a blockchain system, like in Germany, which regulates the provision of business and investment guarantees as the outcome of policy implementation. The policy on blockchain must formulate norms that guarantee the determination of the legal status of land owners of land right and interested parties.
References
Adam, K. (2017) White Paper: Project Hurricane, How to implement Blockchain Technology in German Real Estate Market, Hochschule Für Technik Und Wirtschaft Berlin, available at: https://www.htw-berlin.de/forschung/online-forschungskatalog/publikationen/publikation/?eid=9661 (January 10, 2023).
Alimuddin, N. H. (2021) Implementasi Sertifikat Elektronik Sebagai Jaminan Kepastian Hukum Kepemilikan Hak Atas Tanah di Indonesia, SASI, 27(3), pp. 335–345, https://doi.org/10.47268/sasi.v27i3.509.
Alwajdi, M. F. (2021) Pengaturan Sertipikat Elektronik dalam Sistem Hukum Pertanahan dan Usaha Meningkatkan Indeks Kemudahan Berusaha pada Masa Pandemi Covid-19, Jurnal Pertanahan, 11(1), pp. 40–53, https://doi.org/10.53686/jp.v11i1.39.
Ameyaw, P. D. & de Vries, W. T. (2020) Transparency of Land Administration and the Role of Blockchain Technology, a Four-Dimensional Framework Analysis from the Ghanaian Land Perspective, Land, 9(12), p. 491, https://doi.org/10.3390/land9120491.
Ameyaw, P. & de Vries, W. (2021) Toward Smart Land Management: Land Acquisition and the Associated Challenges in Ghana. A Look into a Blockchain Digital Land Registry for Prospects, Land, 10(3), p. 239, https://doi.org/10.3390/land10030239.
Apeldoorn, L. J. van. (1985) Inleiding tot de studie van het Nederlandse Recht (Zwolle: W.E.J. Tjeenk Willink).
Barbieri, M. & Gassen, D. (2017) Blockchain – can this new technology really revolutionize the land registry system?, 2017 World Bank Conference on Land and Property, pp. 1–3, available at: https://www.notariesofeurope.eu/wp-content/uploads/2021/09/Land-and-Poverty-Conference_Blockchain-Presentation.pdf (December 28, 2022).
Bashar, H. S., Purnamasari, H. & Priyanti, E. (2022) Analisis Penerapan Blockchain di Indonesia menuju Revolusi Pelayanan Publik dan Kearsipan, NUSANTARA: Jurnal Ilmu Pengetahuan Sosial, 9(8), pp. 3023–3029, https://doi.org/10.31604/jips.v9i8.2022.3023-3029.
Baum, A. (2017) PropTech 3.0: The Future of Real Estate (Oxford: Said Business School, University of Oxford), available at: https://www.sbs.ox.ac.uk/sites/default/files/201807/PropTech3.0.pdf (December 28, 2022).
Benbunan-Fich, R. & Castellanos, A. (2018) Digitalization of Land Records: From Paper to Blockchain, Thirty Ninth International Conference on Information Systems, pp. 1–9, available at: https://www.researchgate.net/publication/329222337_Digitalization_of_Land_Records_From_Paper_to_Blockchain (December 27, 2022).
Cappiello, B. & Carullo, G. (2019) Blockchain, Law and Governance, In: Crowe, J. & Lee, C. Y. (eds.) Research Handbook on Natural Law Theory (Cheltenham: Edward Elgar Publishing), p. 348, https://doi.org/10.4337/9781788110044.
Carson, B., Romanelli, G., Walsh, P. & Zhumaev, A. (2018) Blockchain beyond the hype: What is the strategic business value?, Digital McKinsey, available at: https://www.mckinsey.com/capabilities/mckinsey-digital/our-insights/blockchain-beyond-the-hype-what-is-the-strategic-business-value (December 27, 2022).
Christine, H., Novelianto, K. T., Restiawati, M., Jayanti, H. Y. & Afriyadi, A. (2022) A Study of Permissioned Blockchain-Based Framework for Land Ownership Tracking in Indonesia, Jurnal Interkom: Jurnal Publikasi Ilmiah Bidang Teknologi Informasi Dan Komunikasi, 17(3), pp. 119-126, https://doi.org/10.35969/interkom.v17i3.258.
Dewi, R. (2017) Studi Kasus Penolakan Publik Atas Kebijakan Publik, Publikauma : Jurnal Administrasi Publik Universitas Medan Area, 5(1), pp. 6-12, https://doi.org/10.31289/publika.v5i1.1165.
Eder, G. (2019) Digital Transformation: Blockchain and Land Titles, 2019 OECD Global Anti-corruption & Integrity Forum, pp. 1-10, available at: https://www.semanticscholar.org/paper/Digital-Transformation-%3A-Blockchain-and-Land-Titles-Eder-Eder/db0ec8f0bcbcff014eb39b206f8e9a32bbb06a40 (January 10, 2023).
Ehwi, R. J. & Asante, L. A. (2016) Ex-Post Analysis of Land Title Registration in Ghana Since 2008 Merger, SAGE Open, 6(2), pp. 1-17, https://doi.org/10.1177/2158244016643351.
Ekemode, B. G., Olapade, D. T., Siyanbola, E. R. & Aluko, B. T. (2019) Resolving the Land Title Registration Debacle: The Blockchain Technology Option, The Proceedings of Environmental Design and Management International Conference, pp. 739–747, available at: https://www.researchgate.net/publication/337425339_Resolving_the_Land_Title_Registration_Debacle_The_Blockchain_Technology_Option (December 27, 2022).
Fadhillah, Y., Samosir, K., Angriawan, R., Jamaludin, J., Ardiana, D. P. Y., Parewe, A. M. A. K., Yuswardi, Y., Simarmata, J., Pakpahan, A. F. & Multazam, M. T. (2022) Teknologi Blockchain dan Implementasinya (Medan: Yayasan Kita Menulis), pp. 11-12.
Garcia-Teruel, R. M. (2020) Legal challenges and opportunities of blockchain technology in the real estate sector, Journal of Property, Planning and Environmental Law, 12(2), pp. 129–145, https://doi.org/10.1108/JPPEL-07-2019-0039.
Ghana News Agency (2018) Land Administration Project fails to address key land bottlenecks (Accra: Ghana News Agency).
Glatz, R. A. F., Kondratenko, V., Simmchen, C., Escallon, J. C., Eichler, N., Arnold, R., Graber, P. & Jentzsch, C. (2017) Blockchain - Opportunities and challenges of a new digital Infrastructure for Germany: Chapter 16: Pilot Projects, In: German Blockchain Association (Berlin: Bundesverband Blockchain), pp. 38-39, available at: https://jolocom.io/wp-content/uploads/2018/07/Blockchain-Opportunities-and-challenges-of-a-new-digital-infrastructure-for-Germany-_-Blockchain-Bundesverband-2018.pdf (January 10, 2023).
Gyamera, E. A., Duncan, E. E., Kuma, J. S. Y. & Arko-Adjei, A. (2018) Land Acquisition in Ghana; Dealing with the Challenges and the Way Forward, Journal of Agricultural Economics, Extension and Rural Development, 6(1), pp. 664–672, https://www.researchgate.net/publication/322404530.
Humam, F., Triawan, M. A. & Husnawati (2022) Penerapan Blockchain pada Transaksi Jual Beli dan Kepemilikan Tanah di Indonesia, JUPITER (Jurnal Penelitian Ilmu Dan Teknik Komputer), 14(2–c), pp. 483-488.
Idrees, S. M., Nowostawski, M., Jameel, R. & Mourya, A. K. (2021) Security Aspects of Blockchain Technology Intended for Industrial Applications, Electronics, 10(8), p. 951, https://doi.org/10.3390/electronics10080951.
Irawan, Y. & Junarto, R. (2022) Persepsi dan Minat Masyarakat Pesisir Terhadap Sertipikat Tanah, Widya Bhumi, 2(2), pp. 104-122, https://doi.org/10.31292/wb.v2i2.44.
Karjoko, L., Rosidah, Z. N. & Rahmi Handayani, I. G. A. K. (2020) Refleksi Paradigma Ilmu Pengetahuan Bagi Pembangunan Hukum Pengadaan Tanah, BESTUUR, 7(1), pp. 1–14, https://doi.org/10.20961/bestuur.v7i1.42694.
Konashevych, O. (2020) General Concept of Real Estate Tokenization on Blockchain, European Property Law Journal, 9(1), pp. 21–66, https://doi.org/10.1515/eplj-2020-0003.
Kusuma, M. A., Sukarno, P. & Wardana, A. A. (2022) Security System for Digital Land Certificate Based on Blockchain and QR Code Validation in Indonesia, EasyChair Preprint, no. 8988, available at: https://easychair.org/publications/preprint/GRgs (January 21, 2023).
Kuusaana, E. D. & Eledi, J. A. (2015) Customary land allocation, urbanization and land use planning in Ghana: Implications for food systems in the Wa Municipality, Land Use Policy, 48, pp. 454–466, https://doi.org/10.1016/j.landusepol.2015.06.030.
Lase, S. M. N., Adinda, A. & Yuliantika, R. D. (2021) Kerangka Hukum Teknologi Blockchain berdasarkan Hukum Siber di Indonesia, Padjadjaran Law Review, 9(1), pp. 1-20, available at: http://jurnal.fh.unpad.ac.id/index.php/plr/issue/view/47 (January 10, 2023).
Mabe, F. N., Nashiru, S., Mummuni, E. & Boateng, V. F. (2019) The nexus between land acquisition and household livelihoods in the Northern region of Ghana, Land Use Policy, 85, pp. 357-367, https://doi.org/10.1016/j.landusepol.2019.03.043.
Marzuki, P. M. (2019) Penelitian Hukum (Revised Edition) (Jakarta: Prenadamedia Group (Divisi Kencana)).
Mbogo, A. (2019) Ghana’s SEC Mulls Over Cryptocurrency Regulation Framework, Bitcoin Afrika, available at: https://bitcoinafrica.io/2019/02/06/ghana-cryptocurrency-regulation-sec/ (January 10, 2023).
Mendi, A. F., Sakakli, K. K. & Cabuk, A. (2020) A Blockchain Based Land Registration System Proposal for Turkey, 2020 4th International Symposium on Multidisciplinary Studies and Innovative Technologies (ISMSIT), pp. 1–6, https://doi.org/10.1109/ISMSIT50672.2020.9255078.
Mireku, K. O., Kuusaana, E. D. & Kidido, J. K. (2016) Legal implications of allocation papers in land transactions in Ghana—A case study of the Kumasi traditional area, Land Use Policy, 50, pp. 148–155, https://doi.org/10.1016/j.landusepol.2015.09.015.
Müeller, H. & Seifert, M. (2019) Blockchain, a Feasible Technology for Land Administration?, FIG Working Week: Geospatial Information for a Smarter Life and Environmental Resilience, pp. 1–9, available at: https://www.fig.net/resources/proceedings/fig_proceedings/fig2019/papers/ts01i/TS01I_seifert_mueller_10110.pdf (January 10, 2023).
Mujiburohman, D. A. (2021) Transformasi dari Kertas ke Elektronik: Telaah Yuridis dan Teknis Sertipikat Tanah Elektronik, BHUMI: Jurnal Agraria Dan Pertanahan, 7(1), pp. 57–67, available at: https://www.jurnalbhumi.stpn.ac.id/index.php/JB/article/view/472 (December 27, 2022).
Nandi, M., Bhattacharjee, R. K., Jha, A. & Barbhuiya, F. A. (2020) A secured land registration framework on Blockchain, 2020 Third ISEA Conference on Security and Privacy (ISEA-ISAP), pp. 130–138, https://doi.org/10.1109/ISEA-ISAP49340.2020.235011.
Negara, C. U. K. K., Pratiwi, N. W. W. & Maylinda, P. D. (2021) Urgensi Sistem Pengamanan pada Sertifikat Tanah Digital, Jurnal Hukum Lex Generalis, 2(9), pp. 832-855, https://doi.org/10.56370/jhlg.v2i9.91.
Noor, M. U. (2020) Implementasi Blockchain di Dunia Kearsipan: Peluang, Tantangan, Solusi atau Masalah Baru?, Khizanah Al-Hikmah : Jurnal Ilmu Perpustakaan, Informasi, Dan Kearsipan, 8(1), p. 81, https://doi.org/10.24252/kah.v8i1a9.
Novita, I. (2022) Kebijakan Hukum Kementerian ATR/BPN Terhadap Pencegahan Mafia Tanah dalam Basis Penerapan Sistem Pendaftaran Tanah (Universitas Islam Sultan Agung), available at: http://repository.unissula.ac.id/26579/ (January 21, 2023).
Nugraha, J. P., Kurniawan, A. P., Putri, I. D., Wicaksono, R. K. & Tarisa, T. (2022) Penerapan Blockchain untuk Pencegahan Sertipikat Tanah Ganda di Kementerian Agraria dan Tata Ruang/Badan Pertanahan Nasional, Widya Bhumi, 2(2), pp. 123–135, https://doi.org/10.31292/wb.v2i2.43.
Nugroho, I. I., Pratiwi, R., & Az Zahro, S. R. (2021). Optimalisasi Penanggulangan Kebocoran Data Melalui Regulatory Blockchain Guna Mewujudkan Keamanan Siber di Indonesia, Ikatan Penulis Mahasiswa Hukum Indonesia Law Journal, 1(2), pp. 115–129, https://doi.org/10.15294/ipmhi.v1i2.53698.
Oberdorf, V. (2017) Building Blocks for land administration: The potential impact of Blockchain-based land administration platforms in Ghana (Utrecht University), https://doi.org/10.13140/RG.2.2.35913.85606.
Paton, G. W. (1972) A Textbook of Jurisprudence (London: The Clarendon Press).
Proskurovska, A. & Dörry, S. (2018) Is a Blockchain-Based Conveyance System the Next Step in the Financialisation of Housing? The Case of Sweden, Luxembourg Institute of Socio-Economic Research (LISER) Working Paper Series 2018-17, https://doi.org/10.2139/ssrn.3267138.
Pujianti, S. (2021) Sertifikat Adalah Bukti Kepemilikan Sah Atas Tanah (Mahkamah Konstitusi Republik Indonesia), available at: https://www.mkri.id/index.php?page=web.Berita&id=17387&menu=2 (December 24, 2022).
Quaye, B. A. (2014) Formal and Informal Land Institutions, Land Information Deficiencies, and the Development of Urban Land Markets in Ghana (University of Otago), available at: http://hdl.handle.net/10523/4903 (January 3, 2023).
Racetin, I., Kilić Pamuković, J., Zrinjski, M. & Peko, M. (2022) Blockchain-Based Land Management for Sustainable Development, Sustainability, 14(17), pp. 1-15, https://doi.org/10.3390/su141710649.
Radziwill, N. (2018) Blockchain Revolution: How the Technology Behind Bitcoin is Changing Money, Business, and the World, Quality Management Journal, 25(1), pp. 64-65, https://doi.org/10.1080/10686967.2018.1404373.
Rahmadi, A. N., Aisyah, R. & Kurdiningtyas, A. (2022) Efektivitas Program Pendaftaran Tanah Sistematis Lengkap (PTSL) dalam Pencegahan Mafia Tanah di Kota Probolinggo, Jurnal Ilmu Sosial Dan Ilmu Politik Malikussaleh (JSPM), 3(1), pp. 42-56, https://doi.org/10.29103/jspm.v3i1.6034.
Ramadhan, A. W., Putri, G. S. & Putri, D. H. (2021) Hak Atas Tanah sebagai Sarana dalam Penanaman Modal, Jurnal Yuridis, 8(1), pp. 149-165, https://doi.org/10.35586/jyur.v8i1.1618.
Ratih, N. R. (2021) Analisis Yuridis Sertifikat Tanah Hak Milik Elektronik (E-Certificate) Demi Mewujudkan Kepastian Hukum (Universitas Islam Malang), available at: http://repository.unisma.ac.id/handle/123456789/2982 (December 24, 2022).
Refialy, L., Sediyono, E. & Setiawan, A. (2015) Pengamanan Sertifikat Tanah Digital menggunakan Digital Signature SHA-512 dan RSA, Jurnal Teknik Informatika Dan Sistem Informasi, 1(3), pp. 229–234, https://doi.org/10.28932/jutisi.v1i3.400.
Rodima-Taylor, D. (2021) Digitalizing land administration: The geographies and temporalities of infrastructural promise, Geoforum, 122, pp. 140–151, https://doi.org/10.1016/j.geoforum.2021.04.003.
Rosmidah, R., Siregar, E. & Yusra Pebrianto, D. (2021) Sosialisasi E-Sertifikat Tanah Dalam Rangka Mewujudkan Kepastian Hukum Di Indonesia, Jurnal Karya Abdi Masyarakat, 5(3), pp. 62-69, https://doi.org/10.22437/jkam.v5i3.16999.
Sahai, A. & Pandey, R. (2020) Smart Contract Definition for Land Registry in Blockchain, 2020 IEEE 9th International Conference on Communication Systems and Network Technologies (CSNT), pp. 230-235, https://doi.org/10.1109/CSNT48778.2020.9115752.
Sapardiyono, S. & Pinuji, S. (2022) Konsistensi Perlindungan Hukum Kepemilikan dan Hak Atas Tanah melalui Sertipikat Tanah Elektronik, Widya Bhumi, 2(1), pp. 54–64, https://doi.org/10.31292/wb.v2i1.19.
Shang, Q. & Price, A. (2019) A Blockchain-Based Land Titling Project in the Republic of Georgia: Rebuilding Public Trust and Lessons for Future Pilot Projects, Innovations: Technology, Governance, Globalization, 12(3-4), pp. 72-78, https://doi.org/10.1162/inov_a_00276.
Sheetal & Rathinam, G. S. (2021) Analysis of Various Applications of Blockchain Technology: A Survey, In: Jat, D. S., Shukla, S., Unal, A. & Mishra, D. K. (eds.) Lecture Notes in Networks and Systems 132: Data Science and Security (Singapore: Springer), pp. 305-311, https://doi.org/10.1007/978-981-15-5309-7_33.
Silviana, A. (2021) Urgensi Sertipikat Tanah Elektronik Dalam Sistem Hukum Pendaftaran Tanah di Indonesia, Administrative Law and Governance Journal, 4(1), pp. 51–68, https://doi.org/10.14710/alj.v4i1.51-%2068.
Sukmariningsih, R. M., Nurudin, A. & Nursanty, E. (2022) Pengenaan Hukum Pajak Pada Cryptocurrency Dan NFT Di Indonesia, Owner: Riset Dan Jurnal Akuntansi, 6(2), pp. 1644–1654, https://doi.org/10.33395/owner.v6i2.781.
Sulistyowati, E. D., Suraji, S. & Subekti, R. (2022) Pengaturan dan Kepastian Hukum Penerbitan Sertifikat Elektronik dalam Sistem Pendaftaran Tanah di Indonesia, Proceeding of Conference on Law and Social Studies, available at: http://prosiding.unipma.ac.id/index.php/COLaS/article/view/3080 (January 21, 2023).
Sutiknjo, I. (2004) Politik agraria Nasional (Yogyakarta: Gadjah Mada University Press).
Suwahyuwono, S. (2018) Kepemilikan Hak Atas Tanah melalui Hibah Berdasarkan Undang-Undang Nomor 5 Tahun 1960 tentang UUPA, Lex Privatum, 6(3), pp. 68–75, available at: https://ejournal.unsrat.ac.id/v3/index.php/lexprivatum/article/view/20422 (December 24, 2023).
Thamrin, R. M., Harahap, E. P., Khoirunisa, A., Faturahman, A. & Zelina, K. (2021) Blockchain-based Land Certificate Management in Indonesia, ADI Journal on Recent Innovation (AJRI), 2(2), pp. 232-252, https://doi.org/10.34306/ajri.v2i2.339.
Themistocleous, M. (2018) Blockchain Technology and Land Registry, The Cyprus Review, 30(2), pp. 195-202.
Tjukup, I. K., Siki Layang, I. W. B., Martana, N. A., Markeling, I. K., Dananjaya, N. S., Arsha Putra, I. P. R., Purnawan, K. W., Sari, M. D. S. M., Pundari, K. N. & Tribuana, P. A. R. (2016) Akta Notaris (Akta Otentik) Sebagai Alat Bukti dalam Peristiwa Hukum Perdata, Acta Comitas : Jurnal Ilmiah Prodi Magister Kenotariatan, 1(2), pp. 180-188, https://doi.org/10.24843/AC.2016.v01.i02.p05.
Usmar (2021) E-Sertifikat Tanah, Antara Solusi dan Sosialisasi (Jakarta: Serang Timur), available at: https://www.serangtimur.co.id/2021/02/e-sertifikat-tanah-antara-solusi-dan.html (December 27, 2022).
Utomo, T. P. (2022) Implementasi Teknologi Blockchain di Perpustakaan: Peluang, Tantangan dan Hambatan, Buletin Perpustakaan Universitas Islam Indonesia, 4(2), pp. 173-200, available at: https://journal.uii.ac.id/Buletin-Perpustakaan/article/view/22232 (December 27, 2022).
Wirawan, V. (2022) Alternatif Upaya Pencegahan Kejahatan Mafia Tanah dalam Perspektif Hukum Administrasi Pertanahan, Legal Standing : Jurnal Ilmu Hukum, 7(1), pp. 47–58, https://doi.org/10.24269/ls.v7i1.6195.
World Bank (2020) Doing Business 2020: Economy Profile Indonesia (Washington DC: World Bank), https://doi.org/10.1596/978-1-4648-1440-2.
Yli-Huumo, J., Ko, D., Choi, S., Park, S. & Smolander, K. (2016) Where Is Current Research on Blockchain Technology? - A Systematic Review, PLOS ONE, 11(10), https://doi.org/10.1371/journal.pone.0163477.
