Visas and Property in Bali: KITAS, KITAP, Second Home and Golden Visa

Owning or leasing property in Bali does not give you a visa, residency or the right to work. Immigration and land are separate systems. You can buy a home with a valid immigration document, but staying long term needs its own permit — a KITAS, KITAP, second home visa or golden visa — each with its own conditions.

The confusion is understandable: some visas look at your assets, some investment routes involve a company that may also hold property, and a lot of marketing blurs the two. This guide separates what property gives you from what immigration gives you, so you can plan both properly.

Key points

• Property ownership does not create a right to stay in Indonesia, and a lease does not either.
• Since Permen ATR/BPN 18/2021, a KITAS or KITAP is no longer required to buy a residence as a foreigner; a valid immigration document is enough.
• KITAS (temporary stay permit) and KITAP (permanent stay permit) are immigration permits with their own sponsors and conditions.
• The second home visa and the golden visa are long-stay routes based on funds or investment; their thresholds are set by immigration rules and should be confirmed when you apply.
• Running a rental business from your villa needs business licensing, and working in Indonesia needs the right permit.

Does buying property in Bali give me a visa?

No. Buying a villa, holding Hak Pakai or signing a long lease does not entitle you to a stay permit. A 30-year lease does not mean 30 years of residence. You enter and stay under whatever immigration permit you hold, and you must leave or change status when it ends — regardless of the property.

The reverse is also true: you do not need a long-stay permit to buy. Since Ministerial Regulation ATR/BPN 18/2021, a foreigner can buy a residence with a valid immigration document such as a passport and visa. Administrative practice at individual land offices can lag the regulation, so confirm the current requirement for your case with the notary.

What is a KITAS, and how does it relate to property?

A KITAS (Kartu Izin Tinggal Terbatas, now generally issued electronically as an ITAS) is a temporary stay permit. It comes in several types depending on the purpose of your stay — for example work, investment, family reunification, retirement or the second home route — and each type has its own sponsor and conditions.

Property is relevant in two ways only:

• A KITAS is one of the immigration documents that lets you hold Hak Pakai — but it is not required, since a valid visa is enough.
• An investor KITAS can be obtained through shareholding in a PT PMA. That company may own or lease property, but the visa comes from the investment and the company, not from the villa. See PT PMA for property in Bali.

What is a KITAP?

A KITAP (Kartu Izin Tinggal Tetap) is a permanent stay permit. It is typically obtained after holding certain KITAS types for a period, or through specific routes such as marriage to an Indonesian citizen. It must be renewed periodically. Owning property does not shorten or replace these conditions.

What is the second home visa?

The second home visa, introduced in 2022, is a long-stay route of five or ten years aimed at foreigners with sufficient funds, such as retirees and wealthy individuals. It requires proof of funds or assets according to immigration rules, and it does not in itself allow you to work.

The financial threshold and the forms of proof accepted have been adjusted since the visa was introduced. Confirm the current requirements with the immigration office or a licensed visa agent before relying on property as part of an application.

What is the golden visa?

Indonesia's golden visa, introduced in 2023, gives five- or ten-year stay permits to investors who either set up or invest in a company in Indonesia, or place funds in qualifying instruments such as government bonds, shares or deposits. The thresholds differ for individuals and for companies and by duration, and they are set by immigration regulations.

Buying a private villa is not, by itself, a golden visa investment. If a golden visa is part of your plan, ask a licensed adviser which investment routes qualify as of the date you apply, and plan the property purchase separately.

Can I rent out my villa while on a visa?

Renting property out is a business activity that needs business licensing through OSS, and doing paid work in Indonesia needs an appropriate permit. A tourist visa or a second home visa does not authorise you to run a business yourself. Foreign owners who rent out usually do so through a PT PMA, with the company licensed for accommodation and any foreign director holding the appropriate permit. See rental income in Bali.

What happens to Hak Pakai if I leave Indonesia?

Hak Pakai for a foreign individual is linked to the holder meeting the requirements of PP 18/2021. The regulation provides for a period within which a holder who no longer qualifies must transfer the right, failing which it can lapse. Similar rules affect heirs who do not qualify. The exact conditions and deadlines should be confirmed with a notary for your situation, and they are a good reason to plan succession at the time of purchase.

A lease is a contract and does not depend on residence, though the lease itself may contain conditions.

Matching your plan to the right combination

• Holidays a few months a year: a visa suitable for visiting; a lease or Hak Pakai on the home. No business activity.
• Living in Bali, not working: a retirement, family or second home stay permit, depending on eligibility; a lease or Hak Pakai.
• Investing and renting out: a PT PMA licensed for the activity, with investor or work-based permits for those involved; the company holds HGB or a lease.
• Large investment with long-stay needs: explore the golden visa routes with an adviser, alongside the property structure.

Where to look next

Our guide to property ownership in Bali explains each land title, and leasehold vs freehold in Bali compares the options. Browse current listings in areas like Ubud, Sanur and Canggu, and we can introduce you to a notary and a licensed visa adviser.

This guide is general information, not immigration or legal advice. Immigration rules change frequently; confirm current requirements with the immigration office or a licensed adviser.

Last reviewed: October 2026