Living in Bali as an Owner: the Second Home Visa, KITAS and KITAP
Buying a villa in Bali does not give you a right to live there. There is no visa granted for buying a leasehold villa, and the only property-linked residence route is one option of the Second Home Visa: buying an apartment worth at least US$1,000,000. The usual way an owner gets a long stay is the Second Home Visa with a deposit of at least US$130,000 in an Indonesian state-owned bank, or, for those aged 55 and over, a version with a smaller deposit and an income test.
The link between residence and property runs the other way too. If you buy a Hak Pakai, the one land title a foreigner can hold in their own name, the law requires you to hold immigration documents, and notaries commonly expect a KITAS or KITAP stay permit. So for some buyers, sorting out residence comes before the purchase rather than after it.
The conditions below are the ones Indonesia’s Directorate General of Immigration applies as of 2026. Immigration decides every application, and none of this is immigration advice.
Why a stay permit matters for an owner
Under PP 18/2021 Article 69(1), foreigners “who hold immigration documents in accordance with the law” may own a residential house. The land ministry’s implementing rules list a visa, passport or stay permit as qualifying documents, so on paper a KITAS or KITAP is no longer a precondition and can be issued after the property is acquired. In practice, notaries and the land office commonly ask for a KITAS or KITAP. Plan to hold a valid stay permit (a KITAS, a KITAP or a Second Home Visa) and confirm with the notary before signing.
Residence also affects how long you keep the right. A Hak Pakai ends when the holder no longer meets the requirements to hold it (Art. 61), and a foreign heir who inherits the house must also hold immigration documents. The 2015 rules gave an owner who stopped residing one year to transfer the property. Do not assume the same window applies today. If your residence status is going to change, talk to the notary before it does.
A stay permit matters for finance as well. A registered Hak Pakai can legally be pledged to a bank, but the few Indonesian banks willing to consider foreign borrowers require a KITAS or KITAP and a down payment of 30 to 50%. Such loans are rare, so most foreign buyers pay cash or use a developer’s instalment plan whatever their visa.
Your immigration status and your tax position are also worth checking together with an adviser. Rental income is taxed at 10% final for resident landlords, while for non-residents without a permanent establishment the safer assumption is 20% of gross. Which side of that line you fall on is a tax question, and a visa alone does not answer it.
None of this applies in the same way to a leasehold, which is a contract with the landowner rather than a land right. Our ownership guide explains the difference.
The Second Home Visa (E33)
Immigration sets these conditions for the Second Home Visa, index E33:
- No sponsor is needed.
- An immigration guarantee, one of two: at least US$130,000, or the equivalent, in a state-owned bank account in the applicant’s own name; or the purchase of an apartment unit (rumah susun) worth at least US$1,000,000.
- Proof of the guarantee is due within 90 days, and the guarantee must be kept for the life of the permit.
- The first stay permit runs for up to five years and can be extended, for a total of no more than ten years.
- Holders may not work in a way inconsistent with the permit or sell goods or services.
That last condition is worth reading next to any plan to let your villa. A short-term rental in Bali is a licensed accommodation business, normally run through a licensed operator or your own PT PMA, as our article on renting out a villa legally explains. How your own role in that business fits the terms of a Second Home Visa is a question for an immigration adviser before you sign anything.
Government fees (PNBP) total IDR 13,000,000 for up to five years and are non-refundable:
| Fee item | Amount |
|---|---|
| Visa | IDR 500,000 |
| Verification | IDR 2,000,000 |
| Five-year stay permit (ITAS) | IDR 7,000,000 |
| Re-entry permit | IDR 3,500,000 |
| Total | IDR 13,000,000 |
The deposit: US$130,000 or IDR 2 billion?
The deposit used to be set at IDR 2 billion and is now US$130,000 or the equivalent. The two are roughly the same amount. Check the current figure with Immigration before you transfer, since it has already changed form once.
The property option: an apartment only
The property option is an apartment unit worth US$1,000,000 or more. A leasehold villa does not qualify, at any price. And because foreign strata ownership is tied to buildings in certain economic zones, the apartment itself has to be one a foreigner can own, which the developer’s notary should confirm in writing.
Family members
A spouse, children and parents may join as dependants without a separate deposit. Check the current conditions for dependants when you apply.
The Second Home Visa for over-55s (E33E)
For applicants aged 55 and over, the E33E version asks for a US$50,000 deposit in a state-owned bank in the applicant’s own name, with proof within 90 days, and an income of at least US$3,000 a month. The permit runs five years, extendable to ten in total, the fees are IDR 13,000,000, and no sponsor is needed.
For a retired buyer with a pension, this is the route with the lowest capital requirement of those covered here. It sits alongside the property purchase rather than depending on it.
KITAS and KITAP
A KITAS (also written ITAS) is the limited stay permit issued with E-index visas such as the E33. It is the document a notary will usually want to see for a Hak Pakai purchase.
A KITAP (ITAP) is the permanent stay permit. E33 holders can apply for one after three years, but confirm it with Immigration before you plan around it.
The Golden Visa: investment, not property
Indonesia’s Golden Visa, launched on 25 July 2024, is tied to these investment amounts:
- An individual investor who does not set up a company (E28C): US$350,000 for five years or US$700,000 for ten years, placed in Indonesian government bonds, listed shares or savings and deposits.
- An individual investor who sets up a company (E28B): US$2.5 million for five years or US$5 million for ten.
- Corporate investors, for directors and commissioners: US$25 million or US$50 million.
Buying property is not one of the Golden Visa routes, even if an agent tells you otherwise. By 18 May 2026, 1,274 Golden Visas had been issued nationally, with about IDR 52.1 trillion invested, most of it by corporate investors, and holders do not need a sponsor in Indonesia.
The routes side by side
| Route | What it requires | Term | Does property count? |
|---|---|---|---|
| Second Home Visa (E33) | US$130,000 in a state-owned bank, or an apartment of US$1,000,000 or more | Up to 5 years, total up to 10 | Only an apartment |
| Second Home Visa, 55+ (E33E) | US$50,000 deposit and US$3,000 a month income | 5 years, total up to 10 | No |
| Golden Visa, individual (E28C) | US$350,000 or US$700,000 in bonds, listed shares or deposits | 5 or 10 years | No |
| Golden Visa, with a company (E28B) | US$2.5 million or US$5 million | 5 or 10 years | No |
| Buying a leasehold villa | Nothing in immigration law | None | No visa is granted for it |
A smaller point: the tourist levy
Foreign tourists pay a one-off levy of IDR 150,000 per person per visit, in force since 14 February 2024 and paid online through the official Love Bali system. Holders of residence permits such as a KITAS or KITAP are exempt. As of October 2026 no increase has been adopted.
What to check before you buy
- Which visa you will hold, and whether you will hold it before the purchase. For a Hak Pakai, ask the notary which immigration documents they will accept.
- If you plan to use the Second Home Visa’s property option, that the property is an apartment of at least US$1,000,000 and that the building qualifies for foreign strata ownership.
- The current deposit for the E33 or E33E on the day you apply.
- What happens to your Hak Pakai if your residence status changes, and what your heirs would need to inherit it.
- That nobody, agent or developer, is telling you a villa purchase comes with a visa. It does not.
The structures behind these rules are in what foreigners can own in Bali, and the common myths in the risks buyers meet in Bali. You can browse apartments and villas on our Bali listings, and our Indonesia page explains how we work.
