balivillacareKBLI codes for villa management, letting and building
Key takeaways
- Villa management has its own code under KBLI 2025: 55901, accommodation management for a fee, acting for the owner. It came out of the 2020 code 55900.
- 68200 no longer exists. OSS lists it as split into four codes: 68210, 68291, 68292 and 68299.
- The code follows the activity, not the building. The same villa can be 55203 let nightly, or residential real estate let for one year or more.
- 68112 changed meaning: a venue-hire code in 2020, renting owned homes in 2025.
- A manager's code never licenses the villa. The accommodation registration is a separate one.
Most KBLI lists online were written against the 2020 classification, and most guides to villa management give 68200 — a code that no longer exists. This page maps each thing a villa owner or manager actually does to its code under KBLI 2025, from the regulation text and from OSS's own conversion pages.
Eight activities, eight codes
The question is never “what is the code for a villa business”. It is what the business does. Each row below is a different activity, and each has its own code.
| What you do | KBLI 2025 | KBLI 2020 | Official name |
|---|---|---|---|
| Letting your villa to tourists by the night | 55203 | 55193 | Aktivitas Vila: private houses let to tourists with their facilities |
| Letting rooms in a house you live in | 55201 | 55130 | Homestay, the old Pondok Wisata |
| Running villas for owners for a management fee | 55901 | 55900 (split) | Aktivitas Jasa Manajemen Akomodasi |
| Selling stays for a commission | 55400 | not read | Aktivitas Jasa Intermediasi Akomodasi, platform or offline |
| Letting a house for a year or more | 68112 | 68111, then titled “owned or leased” | Renting owned or leased residential real estate |
| Managing residential property for a fee | 68292 | 68200 (split) | Pengelolaan Real Estat Hunian |
| Finding tenants or buyers for a commission | 68210 | 68200 (split) | Real estate intermediation |
| Building villas to sell | 68111 | 68111 | Developing residential buildings, including for sale |
The 2020 column comes from OSS's conversion pages, which the system itself describes as a reference rather than a legal decision.
The code the site had missed: 55901
Until this round, this site said a villa management company registers as residential property management or as a booking intermediary. That was incomplete. KBLI 2025 has a class written for exactly this.
What the definition says
Peraturan BPS No. 7 Tahun 2025 describes 55901 as management of any kind of accommodation by a third party that is responsible for its overall business performance and operation, including day-to-day operations and managerial decisions, acting on behalf of the property owner and paid a management fee. It excludes owning and operating a hotel directly, and general management consulting with no role in operations.
Where it came from
OSS lists the 2020 code 55900, other accommodation, as split into three: 55901 accommodation management, 55909 other accommodation not elsewhere classified, and 87303 senior living. A company registered under 55900 before the change was registered under a code that has since been divided.
How it differs from 68292 and 55400
Residential real estate management, 68292, describes supervising operations, maintenance and repair, collecting charges, budgeting and house rules for housing. Accommodation intermediation, 55400, describes bringing guests and accommodation together for a commission. Neither describes a third party that runs the whole short-stay business for the owner. That is 55901.
Not sure what your manager is registered as?
Tell us which part of Bali the villa is in. Five questions, and your details are the last step.
68200 was split in four
Most online guides to property businesses in Bali give 68200. OSS's conversion page for it reads, in full, that it has been split into four KBLI 2025 codes:
| KBLI 2025 name | What it covers | |
|---|---|---|
| 68210 | Aktivitas Jasa Intermediasi Real Estat | Buying, selling and renting real estate as an intermediary, for a fee or commission |
| 68291 | Jasa Penaksir Real Estat | Real estate appraisal |
| 68292 | Pengelolaan Real Estat Hunian | Managing residential real estate for a fee or under contract |
| 68299 | Aktivitas Real Estat Lainnya YTDL | Rent collection, non-residential management, and fee-based real estate consulting |
The long-let line: one year
The accommodation section of KBLI 2025 sends “all types of accommodation for a period of one year or more” to residential real estate, subclass 6811. Inside it, renting and operating owned or leased residential real estate is 68112.
Two lines, not one
The tax line and the classification line are in different places. For the regency's accommodation tax, a private residence let for over one month is not an object of the tax. For the classification, the line is one year. A six-month let sits between them, and the classification text alone does not settle which code covers it. Long-term against nightly.
The same number, two meanings
Under KBLI 2020, 68112 meant hiring out venues for meetings, exhibitions and special events; OSS converts it to 68124. Under KBLI 2025, 68112 means renting owned or leased homes. And 68111, which under 2020 covered real estate owned or leased generally, is now narrowed to developing residential buildings. A registration made under the old list should be read against the old list.
Risk levels for the accommodation codes
Permenpar No. 6 Tahun 2025 issues its standards by code and risk level. It was established in October 2025 and uses the KBLI 2020 numbers.
| KBLI 2020 code | Risk level | |
|---|---|---|
| Villa | 55193 | Medium-low |
| Pondok Wisata | 55130 | Medium-low |
| Youth hostel | 55191 | Medium-low |
| Campground and caravan park | 55192 | Medium-low |
| Other short-term accommodation | 55199 | Medium-low |
| Apartment hotel | 55194 | Medium-high |
Medium-high means a verification step: for apartment hotels, a provincial team assesses the application within 14 working days. For a villa, the obligations are a self-assessment and a health certificate. What the villa standard asks for.
Who may hold which code
A code is not the same as permission to hold it. The investment list, Perpres 10/2021 as amended by Perpres 49/2021, allocates row 48 of Appendix II — Hotel Bintang 1, Hotel Melati, Pondok Wisata, Guest House and Vila — to cooperatives and MSMEs. It still uses KBLI 2020 numbers. 55900 and 68200 are not in that row. Appendix III, the fields with specific requirements, is a scan without a readable text layer, so we make no claim about it. What that means for a foreign-owned company.
What this page does not cover
- Which code a particular business should register. That depends on everything it does, and is for a licensed adviser with the documents.
- How OSS migrates an existing registration from a split code.
- Risk levels for 55901 and the 68 codes. They are not tourism standards and are not in Permenpar 6/2025; OSS's own risk tables were not read.
Common questions
What is the KBLI code for villa management?
55901 under KBLI 2025: Aktivitas Jasa Manajemen Akomodasi. Peraturan BPS No. 7 Tahun 2025 describes it as management of any kind of accommodation by a third party responsible for its overall business performance and operation, acting on behalf of the property owner and paid a management fee. It was split out of the 2020 code 55900.
What replaced KBLI 68200?
OSS lists 68200 as split into four codes under KBLI 2025: 68210 real estate intermediation, 68291 real estate appraisal, 68292 residential real estate management, and 68299 other fee or contract real estate activities.
Is 68292 the right code for a villa management company?
68292 is managing residential real estate for a fee — supervising operations, maintenance and repair, collecting charges, budgets and house rules. A company that runs villas as short-stay accommodation for their owners is described more directly by 55901. Which fits a given business, or whether it needs both, is for a licensed adviser to confirm.
What KBLI do I need to rent out my villa long term?
KBLI 2025 sends accommodation for one year or more to residential real estate, subclass 6811; renting owned or leased residential real estate is 68112. Nightly letting to tourists is the villa code, 55203. Stays between one month and one year are not settled by the classification text alone.
What happened to KBLI 55900?
OSS lists it as split into three: 55901 accommodation management, 55909 other accommodation not elsewhere classified (worker dormitories, boarding houses, co-living), and 87303 senior living.
Why does 68112 mean something different now?
Under KBLI 2020, 68112 was renting venues for meetings, exhibitions and special events; OSS converts it to 68124. Under KBLI 2025, 68112 is renting owned or leased residential real estate. The same number, two meanings — so a registration made before the change should be read against the list it was made under.
Does my manager's KBLI cover my villa?
No. A manager's 55901 registration describes the manager's service. The villa as accommodation is its own registration under 55203, and since May 2026 platforms have been told to require an NIB and KBLI from new accommodation merchants, as reported.
What risk level is a villa under the tourism rules?
Permenpar No. 6 Tahun 2025 sets villas at medium-low risk, as are homestays, youth hostels, campgrounds and other short-term accommodation. Apartment hotels are medium-high.
Sources cited on this page
- Peraturan BPS No. 7 Tahun 2025 — KBLI 2025, official text
- OSS — KBLI conversion 55900 (split into three)
- OSS — KBLI conversion 68200 (split into four)
- OSS — KBLI conversion 68111
- OSS — KBLI conversion 68112
- OSS — KBLI conversion 55193
- Permenpar No. 6 Tahun 2025 — risk levels by accommodation code
- Perpres No. 49 Tahun 2021 — Lampiran II, allocated fields
Every figure above was read from the source it is attributed to on 20 September 2026. How we check this.