Do You Need a Specific Visa to Buy a Villa in Bali?

Obtaining the right visa is a foundational step for foreigners who want to buy or lease property in Bali.

While the property transaction itself is possible on certain visas, your long-term plan determines the visa you need for legal and hassle-free residency.

Here is a guide to the key visa options and how they align with different property ownership structures and personal goals.

Visa Options for Property Buyers and Lessees

Your choice of visa depends on whether you plan to stay short-term, long-term, or run a business.

Visa Type	Key Purpose & Property Link	Typical Duration	Financial Requirement / Key Condition
Tourist Visa (B1/VOA) or Social/Cultural Visa	Short-term stay, property viewing. Cannot be used for business or investment activities.	30-60 days, extendable	Standard visa fees; proof of onward travel.
Second Home Visa	Long-term residency for lifestyle or retirement; ideal for owning/leasing a property for personal use or passive rental.	5 or 10 years	Min. USD 130,000 deposit in an Indonesian state bank or property purchase meeting minimum value rules.
Investor KITAS (C313/314)	Actively operating a business, including property development or rental via a PT PMA company.	1-2 years, renewable	Requires establishing a PT PMA (foreign-owned company). Minimum investment for the company is IDR 10 billion.
Golden Visa	Long-term residency for ultra-high-net-worth individuals and investors.	5 or 10 years	Individual: USD 350K (5-yr) or USD 5M (10-yr). Corporate: USD 25M (5-yr) or USD 50M (10-yr).
Retirement Visa	Long-term stay for retirees over a certain age (typically 55+).	1 year, renewable	Proof of pension/income, health insurance, lease agreement.

Can Foreigners Buy Bali Property with Tourist Visa?

Yes. The Bali Regional Office of the Ministry of Law and Human Rights has clarified that foreigners holding any type of residence permit, including a Visa on Arrival, are allowed to purchase, lease, and own property in Indonesia.

According to Anggiat Napitupulu, Head of the Bali Regional Office, property ownership is not tied to the type of residence permit a foreigner holds.

However, foreigners are still subject to strict rules on the types of properties they can purchase, which vary by region:

Province	Minimum Property Value (IDR) – Site House	Minimum Property Value (IDR) – Apartment
Bali	5 billion	5 billion
Jakarta	5 billion	3 billion
Banten	5 billion	2 billion
West Java	5 billion	2 billion
Central Java	5 billion	2 billion
East Java	5 billion	2 billion
Yogyakarta	5 billion	5 billion
West Nusa Tenggara	3 billion	1 billion
North Sumatera	2 billion	1 billion
East Kalimantan	2 billion	1 billion
South Sulawesi	2 billion	1 billion
Riau	2 billion	1 billion
Other Provinces	1 billion	1 billion

Property Ownership Structures for Foreigners

While foreigners can technically start a property purchase under these conditions using a tourist visa on arrival, the process isn’t straightforward.

It requires a clear understanding of the legal structure and careful navigation of Indonesia’s property regulations.

Foreign property ownership in Indonesia is tied to specific land titles, including Hak Milik (Right to Own), Hak Pakai (Right to Use), and Hak Guna Bangunan (Right to Build).

Each title comes with its own legal rules and limitations. Learn further here: Can Foreigners Buy Property in Bali? Full Legal Guide for You

How to Match Your Goal with the Right Path

Here’s how to align your personal objectives with the right combination of visa and ownership structure.

• For a holiday home or medium-term personal residence: A Leasehold (Hak Sewa) agreement is the simplest and most common entry point. You can secure this with any visa.
  For greater security and a longer-term perspective, pair a Second Home Visa or Retirement Visa with a Right to Use (Hak Pakai) title.

• For generating passive rental income: The same combinations above apply. The Second Home Visa is particularly advantageous as it provides long-term residency stability to manage your property for up to 10 years without frequent renewals.

• For active property business/development: This requires establishing a PT PMA company and obtaining an Investor KITAP (for long-term stays over 2 years). This structure allows you to legally operate a rental business, develop land, and have more control.

Obtaining an Investor KITAP

Investor KITAP is designed for foreign investors who have held shares in an Indonesian company for at least 3 years. This permit is valid for 5 years and can be extended indefinitely.

Specification

• Price: IDR 55,250,000 (includes a 5-year multiple re-entry permit)
• Processing Time: Up to 60 business days.

Document Requirement

• From Applicant
  • Bali Visas application form
  • Original passport with a minimum 36 months validity
  • KITAS with at least 3 months validity at the time of submission
  • Personal NPWP (Tax Identification Number)
  • PMA (Foreign Investment Company) documents
  • Limited Stay Permit Card (KITAS) showing the applicant has lived in Indonesia for the past 3 years
  • SKTT (Temporary Residential Registration)
• From company (PMA)
  • Deed of establishment and all amendments
  • Proof of share ownership of at least IDR 15,000,000,000 or equivalent in the guarantor company, registered with the Ministry of Investment / BKPM
  • Company approval from the Ministry of Law and Human Rights (MoLHR)
  • Company NPWP (Tax Registration Number)
  • OSS documents (NIB, Izin Lokasi, Izin Usaha)
  • Copy of shareholders’ passports or Indonesian ID cards (KTP)
  • Company letterhead and official company stamp

Steps to Apply

Tips for Buying Property in Bali

• Study the Market: Learn current prices, popular areas, and market trends so you can spot good opportunities.
• Understand the Legal Rules: Foreign ownership comes with specific regulations. Work with a trusted local lawyer or professional to stay compliant.
• Visit the Property: Inspect the property in person to check its condition and confirm it matches your expectations.
• Check Financing Options: Some banks offer loans to foreigners, but terms and requirements can differ from local mortgages.
• Negotiate Carefully: Discuss price, payment terms, and contract details before committing.
• Budget for Extra Costs: Plan for taxes, notary fees, and legal expenses, as these can impact your total investment.

But did you know you can skip many of those steps? Bali Villa Realty can help you understand the market, handle the legal process, and even support negotiations on your behalf.

With over 15 years of experience, we’ve helped expats from Australia, Hong Kong, France, and beyond find property in Bali that fits their goals. Feel free to read the full story here.

Whether you’re planning to invest, retire, or move to Bali, you can start with a simple conversation. Click the button below to book a free consultation—no pressure, no obligation.

Conclusion

In short, buying property in Bali requires two key steps: choosing the right ownership structure and securing the appropriate visa.

When both are aligned, you can invest with confidence and move forward with your plans.

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