balivillacareAirbnb in Bali: what a villa needs to stay listed
Key takeaways
- No text read for this page bans Airbnb. What the rules target is unlicensed accommodation, whichever platform it is listed on.
- The Ministry of Tourism announced delisting of unlicensed accommodation from online travel platforms from 1 August 2026reported, and told platforms to require an NIB and KBLI from new merchants.
- Permenpar No. 6 Tahun 2025 puts villas at medium-low risk. The standard's obligations are a self-assessment and a health certificate; independent certification is voluntary.
- Sanctions run from warning to suspension to revocation. After revocation, a new application waits one year.
- The listing is only as licensed as the NIB it sits on. A manager's own registration does not cover the villa.
Most of what is written about Airbnb in Bali is written for guests choosing a stay. This page is for the owner whose villa is the listing, and it is built from the regulation texts rather than from the headlines about a ban.
How to read the numbers on this page. A figure with no marker is quoted from a primary source and linked at the foot of the page. reported means we could not read the figure at its source — a company that publishes no rate card, or an official decision or announcement available only through news reporting — so it comes from that reporting, which is linked. modelled means it came out of the model set out on the methodology page, which you can disagree with line by line.
Nine words that get used for the same rule
Much of the alarm around “the Airbnb ban” is vocabulary. These are the terms an owner will meet, what each legally is, and what it means for a listed villa.
| What people say | What it legally is | What it means for a listing |
|---|---|---|
| “Airbnb ban” | Not a legal instrument. No text read for this page bans a platform. | What exists is a licensing requirement for the accommodation, and delisting of listings without one. |
| Delisting | Removal of an unlicensed listing by the platform, at the ministry's request. | Announced for 1 August 2026 (reported). |
| NIB | Nomor Induk Berusaha — the business identification number issued through OSS. | What platforms were told to ask new accommodation merchants for. |
| KBLI | The business classification code on the registration. A villa is 55203 under KBLI 2025. | Asked for alongside the NIB. |
| OSS | Online Single Submission — the government's licensing system. | Where the NIB, the code and any sanction are recorded. |
| Sertifikat Standar | Proof that the business meets its sector standard. | For a villa, certification by a tourism certification body is voluntary. |
| SLS, Sertifikat Laik Sehat | A health certificate from the health ministry or the regency health office. | An obligation in the villa standard, not an option. |
| TDUP | Tanda Daftar Usaha Pariwisata — the older tourism business registration. | Appears in neither Permenpar 6/2025 nor the 2025 circular. Still quoted online. |
| “Villa license” | Shorthand, not a document. It usually means an NIB under the villa code. | Ask which registration, under which code, in whose name. |
What actually happened, in order
There was no single “ban”. There was a sequence of instruments, each doing a different job, and an announcement that put a date on enforcement.
| What | What it does | |
|---|---|---|
| 6 August 2025 | Circular SE/4/HK.01.03/MP/2025 | Urges operators of short-term tourist accommodation to be licensed and meet the standard by 31 December 2025; asks regions to register, coach, supervise and sanction |
| 5 October 2025 | PP No. 28 Tahun 2025 applied in OSS | The risk-based licensing regulation that replaced PP 5/2021, per the circular; OSS dates its application from this day |
| 10 October 2025 | Permenpar No. 6 Tahun 2025 | Sets the business standards, supervision and administrative sanctions for tourism, villas included |
| 17 December 2025 | Peraturan BPS No. 7 Tahun 2025 | KBLI 2025: the villa code becomes 55203 |
| 26 May 2026 | Ministry press conference (reported) | Platforms told to onboard no new merchant without NIB and KBLI; about 1,600 unlicensed operators identified |
| 1 August 2026 | Delisting (reported) | Unlicensed accommodation removed from online travel platforms |
Why the circular matters even though it is only a circular
A circular is an appeal, not a regulation — SE/4/2025 calls itself a himbauan. What it did was point every regional government at the same list: collect data on short-term accommodation registered and unregistered in OSS, coach and facilitate, supervise the unlicensed, apply administrative sanctions, and report back to the ministry. The copy we read is the certified copy that Airbnb's own help center publishes, which says something about who expected owners to read it.
Why the announcement is marked as reported
The 1 August date, the notice window and the figure of about 1,600reported unlicensed operators come from what the Minister of Tourism said at a press conference on 26 May 2026, reported by ANTARA, the state news agency. That is an official statement, but it is not a legal text, and we have not found one that sets the date — so it carries the marker rather than being passed off as a regulation.
What the villa standard asks for
Permenpar No. 6 Tahun 2025 is 562 pages, most of them standards for individual tourism businesses. The villa standard is a few pages of Appendix I, still written against the KBLI 2020 code 55193 because it predates KBLI 2025 by two months.
The definition
A villa business is accommodation consisting of renting the whole building for a set period, used for tourism. That is the line between a villa and a homestay: a homestay is a house the owner lives in and lets in part. Pondok Wisata against the villa code.
The risk level, and what it triggers
Villas are medium-low risk. The villa standard lists no prior requirements and no verification step. Its obligations are two: a self-assessment document, and a Sertifikat Laik Sehat from the health ministry or the regency health office. A third clause says that if the operator chooses to have the business certified, it must meet the fuller criteria — which makes certification voluntary for a villa.
What the self-assessment covers
- Facilities: a legible business name sign; an office or administration area with working equipment; a first-aid kit and a working fire extinguisher; clean water that is colourless, odourless, tasteless and clear; secure storage; and a clear ownership status for the premises.
- People: priority for local and Indonesian workers.
- Operations: documented information on the nearest doctor, hospital or clinic.
- Management: a documented organization chart and job descriptions, a current business plan, and current operating procedures.
None of that is onerous for a villa that is run properly. Most of it is paperwork a competent manager should already hold — which makes it a fair question to put to one. The contract clause on who is registered for what.
Not sure whose NIB your listing sits on?
Tell us which part of Bali the villa is in. Five questions, and your details are the last step.
What happens to a villa that is not licensed
Two things, from two different places. The platform removes the listing, which is the reported 2026 enforcement. And the regulator can sanction the business under Permenpar 6/2025, which is the part that is written down.
The sanction ladder — Pasal 12 to 16
Administrative sanctions are warning, suspension, revocation, applied through OSS. They can be applied step by step, or at once where the breach directly endangers the safety of tourists, the business or the public.
| What it is | Time to put it right | |
|---|---|---|
| First warning | Written warning recorded in OSS | 30 working days |
| Second warning | If the first is not complied with | 15 working days |
| Third warning | If the second is not complied with | 10 working days |
| Temporary suspension | The business may not operate, and corporate actions in OSS can be restricted | 30 working days |
| Revocation | The NIB, the standard certificate and/or the permit are revoked | A new application no earlier than one year later |
What the list of triggers includes
Pasal 12 ayat (1) lists the conduct that attracts a sanction. For an owner, three stand out: not meeting the business standard, operating on a license that is not yet effective, and breaching the rules on basic requirements and the business license itself. The revocation clause is the one with teeth for a villa that earns its living on a platform: an NIB revoked today cannot be replaced for a year.
Whose license the listing sits on
This is the question the 2026 enforcement makes unavoidable. A listing is attached to a merchant account, and platforms were told to ask new merchants for an NIB and a KBLI code. If the account is your management company's, the NIB is theirs.
A manager's registration is not the villa's
A management company registers for what it does. KBLI 2025 gives running accommodation for an owner in return for a management fee its own class, 55901; a booking intermediary is 55400. Neither is the accommodation code, and neither licenses your building. Which code covers which activity.
Why that matters when you change manager
If the listing sits under the manager's account and the manager's NIB, then when the manager leaves, the listing and its reviews may leave too — and a new listing now needs an NIB and code before it can go live. What leaving costs.
The license does not replace the taxes
Being licensed and being tax-compliant are separate. A nightly let still carries the regency's accommodation tax, capped at 10% by UU No. 1 Tahun 2022, and the final income tax of 10% on gross rent under PP No. 34 Tahun 2017. The platform's commission comes off the same booking. The tax stack and what the platforms take.
What this page does not cover
- How many listings were actually removed after 1 August 2026. We have not found an official post-deadline figure, so none is given.
- PP No. 28 Tahun 2025 itself. Cited here through the circular and OSS; its own text was not read for this page.
- Bali provincial or regency measures on short-term rentals, beyond the tax regulations read elsewhere on this site.
- Each platform's own verification process. Platform help pages change without notice; ask the platform.
Common questions
Is Airbnb legal in Bali?
Using the platform is not what the rules address. What they address is the accommodation business: a villa let to tourists by the night is a tourism business that needs a business license through OSS, and in 2026 the Ministry of Tourism announced that unlicensed accommodation would be delisted from online travel platforms from 1 August 2026reported. A licensed villa can be listed; an unlicensed one is the target.
Is there an Airbnb ban in Bali?
No regulation read for this page bans a platform. The Minister of Tourism's circular of August 2025 urges accommodation operators to be licensed, Permenpar No. 6 Tahun 2025 sets the standards and sanctions, and the 2026 enforcement announced by the ministry is delisting of unlicensed listings — not of Airbnb.
What license does a Bali villa need to be on Airbnb?
An NIB through OSS under the villa code, 55203 (55193 under the older list that Permenpar 6/2025 still uses). The villa standard in Permenpar 6/2025 is medium-low risk and its obligations are a self-assessment and a health certificate (Sertifikat Laik Sehat). Platforms were told in May 2026 to ask new merchants for their NIB and KBLI, as reported.
What happened on 1 August 2026?
That was the date the Minister of Tourism gave, at a press conference on 26 May 2026, for delisting unlicensed accommodation from online travel agents, after notices sent through the platforms from 2 June. It is reported via ANTARA, the state news agency; we have not read a regulation that sets the date, because it was announced rather than legislated.
What are the penalties for an unlicensed villa?
Under Permenpar No. 6 Tahun 2025, Pasal 12, administrative sanctions are a warning, temporary suspension and/or revocation of the business license, recorded in OSS. Warnings give 30, 15 and 10 working days to comply, a suspension 30 working days, and after revocation a new application cannot be made for one year.
Can a foreigner run an Airbnb in Bali?
The villa field is on the investment list as allocated to cooperatives and MSMEs (Perpres 49/2021, Appendix II, row 48), and a foreign investment company is a large business under Permeninves/BKPM 5/2025. How a particular foreign owner's structure fits is a question for a licensed adviser. What the texts say about a PT PMA.
Does my management company's license cover my villa?
Not by itself. A management company registers its own activity — KBLI 2025 gives accommodation management its own code, 55901 — and that is a different registration from the accommodation's. Ask whose NIB the listing is attached to.
Is my villa a villa or a homestay for licensing?
Permenpar 6/2025 defines a villa business as letting the whole building. A homestay (Pondok Wisata) is a house the owner lives in and lets in part. The two codes side by side.
Sources cited on this page
- Permenpar No. 6 Tahun 2025 — official text (villa standard, Pasal 12-16)
- Permenpar No. 6 Tahun 2025 — BPK record
- Surat Edaran Menteri Pariwisata SE/4/HK.01.03/MP/2025 — certified copy
- ANTARA — Minister of Tourism on OTA delisting, 26 May 2026
- Peraturan BPS No. 7 Tahun 2025 — KBLI 2025 (55203, 55901)
- OSS — KBLI conversion 55193 to 55203
- UU No. 1 Tahun 2022 — PBJT on accommodation
Every figure above was read from the source it is attributed to on 20 September 2026. How we check this.