balivillacareHow to check whether a Bali villa is licensed
Key takeaways
- A licensed villa has an NIB and a standard certificate. Both are issued through OSS.
- Every business has one NIB. It records at least profile, capital, tax number, KBLI and location.
- OSS documents carry a QR code. A regency office describes a public app, OSS Scanner, that reads it and shows whether the NIB is genuine.
- Check three things on it: the KBLI is accommodation (55203 villa, 55201 homestay), the location is this villa, and the holder is who you are dealing with.
- For a villa, the standard certificate is a self-declaration. It is not proof that anyone inspected the villa.
Buyers, tenants, co-owners and owners taking over from a previous manager all end up asking the same thing: is this villa actually licensed, and how would I know? The answer sits in two documents and one code, and most of it can be checked without a lawyer.
Seven things a license check turns on
The words on the documents, and what each one proves.
| Term | What it is | What it proves for a villa |
|---|---|---|
| NIB | Business identification number. | One nib per business, issued through OSS. |
| OSS | The online single submission system. | Where the NIB and the license are issued. |
| KBLI | The business classification code on the NIB. | Villa 55203; homestay 55201. |
| Sertifikat Standar | Standard certificate. | For a villa, the business's own statement that it meets the standard. |
| SLS | Sertifikat Laik Sehat, health certificate. | Required by the villa standard. |
| PBG / SLF | Building approval and certificate of fitness for function. | The license rests on the building. |
| QR code | Printed on OSS license documents. | What OSS Scanner reads. |
What a licensed villa holds
The NIB
PP No. 28 Tahun 2025 requires every business actor to hold an NIB, and only one, issued through OSS. It is the business's identity and its proof of registration (Pasal 206). The NIB is a random number with a security feature and an electronic signature, and it stays valid while the business operates within the law. It records at least the business's profile, capital, tax number, KBLI code and location (Pasal 207).
The standard certificate
Villas are medium-low risk. At that level the license is the NIB plus a standard certificate (Pasal 131). The standard certificate is the business's own statement that it will meet the standard, made on OSS (Pasal 131 ayat (2), Pasal 221). The standard must be met while operating, and is checked during supervision (ayat (5)-(6)).
What the villa standard adds
The villa standard in Permenpar No. 6 Tahun 2025 lists no prior requirements and no verification step. It requires a self-assessment document and a health certificate (SLS). What the standard asks for, item by item.
The building underneath
The license is issued for a business in a building, and the building has its own approvals: the PBG and the SLF. The building approval and the certificate of fitness.
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The check, in order
- Ask for the NIB and the license documents. A licensed operator has them as OSS printouts or PDFs. Reluctance to show them is itself an answer.
- Scan the QR code. A regency investment office describes OSS Scanner as a public app that reads the QR code on OSS license documents — NIB and permits — without logging in, and shows the license data, as a way to check that the NIB is genuine. The description dates from 2020; check the app's current name before relying on it.
- Read the KBLI code. A villa let whole to tourists is 55203 under KBLI 2025 (55193 under the 2020 list). A homestay, where the owner lives in the house, is 55201. A real estate or property-management code is not an accommodation license. Villa and homestay codes and the manager's codes.
- Read the location. The NIB records the business location. It should be this villa, not the manager's office or another property.
- Read the holder. The name on the NIB is the business you are dealing with, or the one you are buying from, or neither — which is worth knowing early.
- Ask for the self-assessment and the SLS. The two things the villa standard requires beyond the OSS documents.
| What you see | What it means | |
|---|---|---|
| KBLI 55203, or 55193 on older documents | Villa — accommodation | The right family of code |
| KBLI 55201, or 55130 | Homestay, the old Pondok Wisata | Only if the owner lives there |
| KBLI 68xxx only | Real estate | Not an accommodation license |
| Location elsewhere | A different business place | Not this villa's license |
| No NIB offered | — | Nothing to check |
What a listing, a sign and a certificate do not prove
A platform listing
Platforms were told from 26 May 2026 not to onboard new accommodation merchants without an NIB and KBLI, as reported. A listing shows what was entered; it is not the ministry's check. The 2026 platform rules.
A certificate on the wall
For a villa, the standard certificate is a self-declaration. Certification by a tourism certification body is voluntary under the villa standard. A framed certificate is worth reading; it is not proof of an inspection.
A license in someone else's name
A villa can be let under a license held by a business that no longer runs it. The NIB belongs to a business actor, not to the building, so when the operator changes, the holder on the documents is the thing to compare against the person in front of you.
What this page does not cover
- Land title and zoning. A license check is not a title search.
- Whether a given villa's license is valid. We read the rules, not individual documents on this page.
- OSS Scanner's current form. Described by a regency office in 2020; not tested.
Common questions
How do I check if a Bali villa is licensed?
Ask for its NIB and the license documents. OSS documents carry a QR code; a regency investment office describes a public app, OSS Scanner, that reads it without logging in and shows the license data. Then check that the KBLI on it is an accommodation code — 55203 villa or 55201 homestay under KBLI 2025 — and that the location matches the villa.
What license does a villa in Bali need?
Villas are medium-low risk. For that level the license is an NIB and a standard certificate (PP No. 28 Tahun 2025, Pasal 131). The villa standard adds a self-assessment document and a health certificate.
What is on an NIB?
The registration covers at least the business's profile, capital, tax number, KBLI code and business location (Pasal 207). A business has only one NIB.
Is a standard certificate an inspection?
Not for a villa. At medium-low risk it is the business's own statement that it will meet the standard, filled in on OSS (Pasal 131 ayat (2) and Pasal 221). Compliance is checked later, during supervision.
What does 55201 mean?
KBLI 2025 class 55201 is the homestay, the successor to Pondok Wisata: a house the owner lives in and lets in part. A villa let whole is 55203.
Does a platform listing prove a villa is licensed?
No. Platforms were told in May 2026 not to onboard new accommodation merchants without an NIB and KBLI, as reported, but a listing shows what was entered, not what was checked.
Sources cited on this page
- Permenpar No. 6 Tahun 2025 — Lampiran I, villa standard (KBLI 55193)
- PP No. 28 Tahun 2025 — Pasal 131 and 221, medium-low risk licenses
- Peraturan BPS No. 7 Tahun 2025 — KBLI 2025, class 55203
- DPMPTSP Kabupaten Bantul — OSS Scanner, 26 August 2020
- ANTARA — Minister of Tourism on OTA delisting, 26 May 2026
Every figure above was read from the source it is attributed to on 20 September 2026. How we check this.