balivillacareA KITAS for a villa owner: which stay permit, and what it actually requires
Key takeaways
- A villa does not, by itself, entitle its owner to a stay permit. The routes are the investor stay and the second-home stay, each with its own test.
- Investor, up to 2 years: shares of at least IDR 10 billion recorded with the investment ministry.
- Investor, 5 or 10 years: a company with at least USD 2.5 million, or USD 350,000 in bonds or listed shares.
- Second home: USD 130,000 in a state bank, or an apartment of USD 1 million. The property route names apartments, not villas.
- Owning a house on hak pakai needs an immigration document; the application lists accept a visa, passport or stay permit.
Many owners assume that buying a villa comes with the right to live in it for as long as they like. Indonesian immigration rules attach stay permits to purposes — investing, working, a second home — and each purpose has its own entry ticket. A villa is the ticket for none of them on its own.
Seven terms on an owner's stay permit
The words of the visa regulation, Permenkumham No. 22 Tahun 2023 as amended in 2024.
| Term | What it is | What it means for an owner |
|---|---|---|
| KITAS / ITAS | Limited stay permit. | What lets an owner live in Bali, under a stated purpose. |
| Visa tinggal terbatas | Limited-stay visa. | The visa a stay permit follows from. |
| Penanam modal asing | Foreign investor. | One of the purposes; tied to a company or securities. |
| Rumah kedua | Second home. | A purpose of its own, with funds or an apartment. |
| Jaminan Keimigrasian | Immigration guarantee. | The commitment that backs an investor or second-home stay. |
| Penjamin | Sponsor or guarantor. | Not required for investors and, possibly, second-home holders. |
| Dokumen keimigrasian | Immigration document. | What a foreigner needs to own a house on hak pakai. |
The investor routes
Up to two years, through your company
The investor limited-stay visa for up to two years needs proof of shareholding of at least IDR 10 billion recorded with the investment ministry, the company's deed approval and two months of the company's bank statements; a company younger than two months has 90 days to supply them (Pasal 38, as amended by No. 11/2024). A foreigner who is a director or commissioner but does not meet the shareholding applies for a work visa instead (Pasal 38(5)).
Five or ten years
The longer investor stays need a commitment, met within 90 days of the permit, either to set up a company with issued capital or investment of at least USD 2.5 million, or — without a company — to buy at least USD 350,000 of Indonesian government bonds, listed shares or mutual funds (Pasal 39, as amended).
How that fits a villa PT PMA
A PT PMA already needs IDR 2.5 billion of paid-up capital and more than IDR 10 billion of investment per business line. Whether the owner's own shareholding reaches IDR 10 billion is a separate question that the investor visa asks. The PT PMA rules.
Planning to live in your Bali villa?
Tell us which part of Bali it is in. Five questions, and your details are the last step.
The second-home route
Funds or an apartment
The second-home limited-stay visa needs a commitment, met within 90 days, either to keep at least USD 130,000 in an account in your own name at a state-owned bank, or to buy property “berupa rumah susun atau apartemen” — an apartment or strata unit — worth at least USD 1 million (Pasal 56). The amounts can be evaluated by the Director General.
Where a villa falls
A villa or a landed house is not the property the rule names. An owner who wants the second-home stay through property would, on the words of the regulation, need an apartment; the villa owner's route is the bank deposit. That is our reading of Pasal 56; the regulation does not mention villas either way.
No Indonesian sponsor
Foreigners generally need a guarantor; foreign investors under the investment law are exempt, and the exemption can extend to second-home stays (Pasal 191, as amended).
Owning the house you live in
A foreigner with immigration documents may own a landed house on hak pakai, within limits on price, plot size, number of plots and residential use (PP 18/2021, Pasal 69-72; Permen ATR/BPN 18/2021, Pasal 185-186). The ministry's application lists name the document as a visa, passport or stay permit — not only a KITAS. The regulation many guides cite on this, PP 103/2015, was repealed in 2021 — what happens when a KITAS ends. A villa let to tourists sits awkwardly with the residential-use limit. Leasehold or hak pakai.
Owners aged 55 or over have a retiree route as well — the retirement visa.
Putting the routes side by side
| What it needs | Rule | |
|---|---|---|
| Investor, up to 2 years | Own shareholding of at least IDR 10 billion, recorded with the investment ministry | Pasal 38 |
| Investor, 5 or 10 years | Company of at least USD 2.5 million, or USD 350,000 in bonds, listed shares or funds | Pasal 39 |
| Second home | USD 130,000 in a state bank, or an apartment of at least USD 1 million | Pasal 56 |
| Owning a house on hak pakai | An immigration document; the house within the foreign-ownership limits | Permen ATR/BPN 18/2021, Pasal 185-186 |
On the regulation's own amounts the smallest is the second-home deposit: USD 130,000, against IDR 10 billion of shares for the shortest investor stay — about USD 563,539 at the site's reference rate. The deposit stays in an Indonesian state bank for as long as the stay lasts. The investor routes suit an owner who already holds the villa through a substantial PT PMA. None of them is triggered by buying the villa.
What this page does not cover
- Retirement and remote-work stays. Other purposes in the same regulation, not read here.
- Investor stays. The golden visa, and why a villa does not qualify.
- Fees and processing times. Not in the articles read.
- Changes after April 2024. The amounts can be changed by the Director General; check before applying.
Common questions
Can I get a KITAS because I own a villa in Bali?
Not because of the villa itself. The investor stay needs a company with shares of at least IDR 10 billion (2 years), or a company of at least USD 2.5 million or USD 350,000 in bonds or listed shares (5 or 10 years). The second-home stay needs USD 130,000 in a state bank or an apartment of at least USD 1 million. A villa or landed house is not the property the second-home rule lists (Permenkumham 22/2023, Pasal 38, 39, 56).
Does the second home visa accept a villa purchase?
The property route is worded as buying “rumah susun atau apartemen” — an apartment or strata unit — of at least USD 1,000,000. A villa is not named. The other route is USD 130,000 kept in an own-name account at a state-owned bank.
Do I need a KITAS to own a house on hak pakai?
A foreigner needs immigration documents. The ministry's application lists accept a visa, passport or stay permit (Permen ATR/BPN 18/2021). The limits on foreign-owned houses still apply.
Does a PT PMA owner get an investor KITAS?
If the owner's shareholding is at least IDR 10 billion as recorded with the investment ministry, the 2-year investor stay is available; otherwise a director or commissioner applies for a work visa (Pasal 38(5)).
Do I need an Indonesian sponsor?
Foreign investors under the investment law are exempt from the guarantor requirement, and the exemption can extend to second-home stays (Pasal 191, as amended).
Sources cited on this page
- Permenkumham No. 22 Tahun 2023 — visas and stay permits
- Permenkumham No. 11 Tahun 2024 — amending No. 22/2023
- Permen ATR/BPN No. 18 Tahun 2021 — Pasal 185-187
- PP No. 18 Tahun 2021 — houses for foreigners
Every figure above links to the source it was read from. This page was last changed on 5 October 2026. How we check this.