balivillacareRetiring to a Bali villa: the stay permit, and the house
Key takeaways
- The retiree category starts at 55 or older — lowered from 60 by the 2024 amendment.
- Up to one year: a sponsor and USD 3,000 a month (Pasal 61).
- Up to five years: USD 50,000 in a state bank and USD 3,000 a month, no sponsor (Pasal 62).
- The amounts can be changed by the Director General. Check them before applying.
- Owning the house: hak pakai within the foreign-ownership limits, or a lease. Not freehold.
Many villa owners plan to retire into the villa they bought as an investment. Two separate rule-books decide whether they can: the visa regulation, which sets who may stay, and the land rules, which set what a foreigner may own. The first changed in 2024.
Seven terms in a retiree's application
The words of Permenkumham No. 22 Tahun 2023 as amended.
| Term | What it is | What it means for a retiree |
|---|---|---|
| Lanjut usia | Older person. | Now 55 or over for this visa (was 60). |
| Visa tinggal terbatas | Limited-stay visa. | The visa the retirement stay permit follows. |
| Penjamin | Guarantor or sponsor. | Needed for the 1-year route, not for the 5-year one. |
| Jaminan Keimigrasian | Immigration guarantee. | USD 50,000 in a state bank for the 5-year route. |
| Bukti pendapatan atau tunjangan | Proof of income or pension. | USD 3,000 a month on both routes. |
| Bank milik negara | State-owned bank. | Where the deposit has to be. |
| Dokumen keimigrasian | Immigration document. | What a foreigner needs to own a house on hak pakai. |
The two retiree routes
| Up to 1 year | Up to 5 years | |
|---|---|---|
| Age | 55 or older | 55 or older |
| Guarantor | Required | Not required |
| Income or pension | USD 3,000 a month | USD 3,000 a month |
| Deposit | — | USD 50,000 in an own-name account at a state-owned bank, within 90 days |
| Rule | Pasal 61 | Pasal 62 |
The 1-year route
The foreigner or a guarantor applies online with a passport valid at least six months, proof of the guarantor, proof of living costs, a photograph, and proof of income or pension of USD 3,000 a month (Pasal 61). The living-cost amount is set by the Director General.
The 5-year route
Without a guarantor, the foreigner commits to keep at least USD 50,000 in an account in their own name at a state-owned bank, met within 90 days of the stay permit, and shows the same USD 3,000 a month (Pasal 62). Both amounts can be changed by the Director General.
Applying in practice
Both routes are applied for online to an immigration officer at the Directorate General, with the same core documents: a passport valid for at least six months, proof of living costs, a recent colour photograph, and the route's own evidence — the guarantor, or the deposit commitment — plus proof of income or pension. The deposit for the five-year route is a commitment at application and must be in place within 90 days of the stay permit. A retiree who also plans to buy should sequence the two: the stay permit first, then the house, because the land rules ask a foreign buyer for an immigration document.
How it compares
The second-home route has no age condition but needs USD 130,000 in a state bank or an apartment of at least USD 1 million; the investor routes need a company or securities. The owner's stay routes.
Planning to retire to your Bali villa?
Tell us which part of Bali it is in. Five questions, and your details are the last step.
The house you retire to
Owning it
A foreigner with an immigration document may own a landed house on hak pakai: one plot per person or family, at most 2,000 m², above a minimum price, for residential use (PP 18/2021, Pasal 69-72; Permen ATR/BPN 18/2021, Pasal 185-187). A retirement home is exactly the residential use the rule describes. The limits.
Leasing it
A lease has no statutory term and ends as the contract says. For a retiree, the extension and death clauses matter more than the price. Leasehold explained.
Letting it while away
A retiree who lets the villa nightly when traveling is running lodging, which needs its own license and taxes — and sits awkwardly with a hak pakai house held for residential use. Letting rules.
The cost of the house
Buying a house on hak pakai carries the buyer's BPHTB — 5% of the price less IDR 80 million for a first acquisition in the regency, in Badung, Gianyar and Denpasar alike — and the annual land and building tax. A lease carries no BPHTB; the landlord pays 10% on the rent. What buying property in Bali costs.
When the permit ends
The current land rules ask a foreign house owner for an immigration document, and the old PP 103/2015 forced-sale reading no longer applies. What happens when a stay permit ends.
The two retirement visas on the e-visa portal: E33F and E33E
The immigration directorate's e-visa portal sells the retiree stay as two products, matching the two routes in the regulation.
| E33F Retirement Visa | E33E Silver Hair Visa | |
|---|---|---|
| Stay | Up to 1 year, extendable | Up to 5 years, extendable; total no more than 10 years |
| Sponsor | Required; the sponsor needs an e-visa account | Not needed |
| Money | Income or allowance of USD 3,000 a month; a bank statement of at least USD 2,000 for 3 months | USD 50,000 in an own-name account at a state-owned bank, reported within 90 days; USD 3,000 a month |
| Fee | IDR 7,000,000 | IDR 13,000,000 |
| Fee made of | Visa 500,000 · verification 2,000,000 · ITAS 3,000,000 · re-entry 1,500,000 | Visa 500,000 · verification 2,000,000 · ITAS 7,000,000 · re-entry 3,500,000 |
What else E33F asks for
A passport valid for six months, a recent photograph, a CV, a travel itinerary and the sponsor's guarantee (Directorate General of Immigration — E33F Retirement Visa (2026)). We found no health-insurance requirement and no requirement to show where you will live on either product, or in the articles of the regulation we read. One text field on the portal still describes the retiree as aged 60; the age field and the 2024 amendment say 55.
What a retiree may do
Business meetings and shopping, bringing eligible family, travel in and out, tourism and visiting — and no selling goods or services and no paid work (e-visa portal — E33F FAQ (2026)). Letting the villa as a business is a separate question. Who may work.
Extending, and the permanent permit
The E33F stay permit can be extended and converted to other permits online (Directorate General of Immigration — E33F Retirement Visa (2026)); the E33E's total stay may not exceed ten years (Directorate General of Immigration — E33E Silver Hair Visa (2026)). Retirees aged 55 or over are among the limited-stay holders who can obtain a permanent stay permit (KITAP), by conversion of the existing stay permit; we did not find after how many years. KITAS and KITAP for owners.
What this page does not cover
- Processing times. Not published on the pages read.
- Tax residency. The 183-day test and the tax number: NPWP for foreign owners.
Common questions
What is the age for the Bali retirement visa?
55 or older. The 2024 amendment to the visa regulation lowered the retiree category from 60 to 55 (Permenkumham 22/2023 as amended by 11/2024).
What are the retirement visa requirements in Indonesia?
For up to one year: a guarantor and proof of income or pension of USD 3,000 a month (Pasal 61). For up to five years without a guarantor: a commitment to keep at least USD 50,000 in an own-name account at a state-owned bank within 90 days, plus USD 3,000 a month (Pasal 62).
Can a retiree own a villa in Bali?
Not freehold. A foreigner with an immigration document may own a house on hak pakai within the limits on price, plot size, number of plots and residential use, or hold a lease.
Is the retirement visa the same as the second home visa?
No. The second-home route needs USD 130,000 in a state bank or an apartment of USD 1 million, with no age condition; the retiree route needs age 55, USD 3,000 a month and, for five years, USD 50,000.
Can the amounts change?
Yes. The regulation lets the Director General change the income and deposit amounts after coordination with other agencies (Pasal 61(4), 62(5)).
Sources cited on this page
- Directorate General of Immigration — E33F Retirement Visa
- Directorate General of Immigration — E33E Silver Hair Visa
- e-visa portal — E33F FAQ
- Permenkumham No. 22 Tahun 2023 — visas and stay permits
- Permenkumham No. 11 Tahun 2024 — Pasal 61-62 as amended
- 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 21 October 2026. How we check this.