As Bali continues to attract international attention for its lifestyle and real estate potential, the Indonesian government has introduced new visa frameworks that directly impact foreign nationals looking to invest in property. These updates aim to provide more clarity, flexibility, and legal protection for long-term visitors and investors. In this article, we break down the most relevant visa types and how they influence real estate investment opportunities in Bali.

1. The Second Home Visa: A Gateway to Long-Term Residency

Introduced in late 2022 and gaining traction in 2024–2025, the Second Home Visa is one of the most important developments for foreign property investors.

What it is:

A long-stay visa (5 or 10 years) designed for high-net-worth individuals who wish to reside in Indonesia without working.

Requirements:

  • Minimum funds of IDR 2 billion (~USD 130,000) in an Indonesian bank account

  • Valid passport (at least 36 months remaining)

  • Proof of financial capacity (deposit or ownership of property)

Why it matters for property investors:

This visa allows foreign nationals to legally reside in Bali and manage their property (for private or rental use) with greater legal certainty. It's ideal for retirees, second-home buyers, and those planning to spend significant time on the island.

2. Investor KITAS: The Visa for Active Property Entrepreneurs

If your goal is to run a property-related business in Bali — such as managing rentals, developments, or villas under a legal entity — the Investor KITAS (Index 313/314) may be more suitable.

Key features:

  • Valid for 1–2 years, renewable

  • Requires a PT PMA (foreign-owned company) as the legal vehicle

  • No work permit (IMTA) required for shareholders

Property connection:

Setting up a PT PMA allows you to legally lease land, build property, and operate commercial real estate ventures in Bali. The Investor KITAS is often the go-to visa for serious foreign investors who want more control over their assets.

3. Tourist & Social Visas: What They Can’t Be Used For

While many visitors fall in love with Bali on a tourist or social visa, it’s crucial to understand these do not permit property management or long-term stay.

Limitations:

  • 30–60 days stay duration (extendable, but restricted)

  • No business or investment activity allowed

  • Not suitable for residency or legal ownership structures

If you're planning to explore real estate while visiting, it’s wise to transition to a more appropriate visa before making any commitments.

4. Temporary Stay Permits (ITAS) Linked to Property Ownership

Indonesia is gradually exploring legal recognition of long-term stay permits tied to property ownership, especially under the Second Home Visa and for those investing under a PT PMA. While freehold ownership is still restricted, these stay permits allow foreigners to:

5. Key Considerations for Investors

Before choosing a visa path, investors should evaluate:

  • Purpose of ownership – personal use, rental income, development?

  • Duration of stay – a few months or permanent base?

  • Ownership structure – leasehold, PT PMA, nominee?

  • Legal & tax implications – stay compliant with local laws

Working with a licensed legal consultant or real estate advisor is highly recommended to ensure full compliance and risk mitigation.

Conclusion: Visa Clarity Means Greater Investor Confidence

Indonesia’s evolving visa system reflects its broader ambition to attract high-quality, long-term foreign investment — especially in Bali’s thriving real estate sector. With proper planning, the right visa not only ensures your stay is legal and secure but also unlocks new levels of freedom as a property investor.

If you're considering buying property in Bali, now is the time to review your visa options, structure your investment correctly, and make the most of Indonesia’s investor-friendly environment.