Rules by date.

Regulation timeline

Eighteen regulations, in the order they were issued.

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1. 2 November 2020

   Undang-Undang Nomor 11 Tahun 2020 tentang Cipta Kerja UU 11/2020

   Amended

   Undang-Undang Nomor 11 Tahun 2020 tentang Cipta Kerja rewrote dozens of Indonesian statutes at once, including land, spatial planning and business licensing law, to simplify investment rules. It created the risk-based licensing system (OSS and the NIB business number) and the legal basis for foreigners to hold residential land rights that later regulations set out in detail.

   In 2021 the Constitutional Court ruled the law procedurally flawed and gave the government two years to fix it, without voiding its content. The government responded with Peraturan Pemerintah Pengganti Undang-Undang (Perppu) Nomor 2 Tahun 2022, which Parliament then enacted as Undang-Undang Nomor 6 Tahun 2023. That is the version now in force.

   This law is the origin of today's risk-based business licensing and of foreigners' right to hold Hak Pakai housing, but its text has since been reissued. Always check the current Undang-Undang Nomor 6 Tahun 2023, not the original 2020 law.

   https://peraturan.bpk.go.id/Details/149750/uu-no-11-tahun-2020
2. 2 February 2021

   Peraturan Pemerintah Nomor 5 Tahun 2021 tentang Penyelenggaraan Perizinan Berusaha Berbasis Risiko PP 5/2021

   Revoked

   Peraturan Pemerintah Nomor 5 Tahun 2021 created Indonesia's risk-based business licensing system, replacing the old itemized-permit model. It classified business activities by risk level (low, medium-low, medium-high, high) to determine which licenses a business, including a tourism accommodation, needs before it can operate.

   The government replaced this regulation with Peraturan Pemerintah Nomor 28 Tahun 2025, which restates and updates the same framework.

   This is now superseded. Anyone checking licensing requirements for a villa or tourism business should use Peraturan Pemerintah Nomor 28 Tahun 2025, not this 2021 version.

   https://peraturan.bpk.go.id/Details/161835/pp-no-5-tahun-2021
3. 2 February 2021

   Peraturan Pemerintah Nomor 21 Tahun 2021 tentang Penyelenggaraan Penataan Ruang PP 21/2021

   In force

   Peraturan Pemerintah Nomor 21 Tahun 2021 created the modern spatial planning and zoning conformity system, including KKPR (Kesesuaian Kegiatan Pemanfaatan Ruang), the confirmation that a planned land use matches the local spatial plan.

   Before licensing any project, including a villa or tourism business, the land's use must first be confirmed compatible with the local spatial plan through a KKPR. In Bali this is checked against the provincial spatial plan (RTRWP, Perda Provinsi Bali Nomor 2 Tahun 2023) and district level plans. Land zoned as agricultural, including protected rice field (LP2B), will generally fail KKPR for tourism or commercial use.

   https://peraturan.bpk.go.id/Details/161851/pp-no-21-tahun-2021
4. 2 February 2021

   Peraturan Pemerintah Nomor 18 Tahun 2021 tentang Hak Pengelolaan, Hak Atas Tanah, Satuan Rumah Susun dan Pendaftaran Tanah PP 18/2021

   In force

   Peraturan Pemerintah Nomor 18 Tahun 2021 sets out the modern rules for hak pengelolaan (management rights), land rights generally, apartment or strata title (satuan rumah susun), and land registration. Pasal 69 to 72 give foreigners the right to hold a house on Hak Pakai, or an apartment unit as Hak Milik Sarusun, on the basis of a passport, visa or stay permit.

   Pasal 73 leaves the detailed limits, the maximum land area, the price floor and the procedure, to a Peraturan Menteri. Peraturan Menteri ATR/BPN Nomor 18 Tahun 2021 sets those limits.

   This regulation is the legal basis for foreign home ownership in Indonesia, but it does not itself state the price or area limits. Check Peraturan Menteri ATR/BPN Nomor 18 Tahun 2021 and Kepmen ATR/BPN Nomor 1241/2022 for the actual numbers.

   https://peraturan.go.id/files/pp18-2021bt.pdf
5. 2 February 2021

   Peraturan Pemerintah Nomor 16 Tahun 2021 tentang Peraturan Pelaksanaan Undang-Undang Nomor 28 Tahun 2002 tentang Bangunan Gedung PP 16/2021

   In force

   Peraturan Pemerintah Nomor 16 Tahun 2021 replaced the old IMB (Izin Mendirikan Bangunan) building permit system with PBG (Persetujuan Bangunan Gedung), and introduced SLF (Sertifikat Laik Fungsi), the certificate confirming a completed building is safe and fit for use. Both are processed through the national SIMBG system.

   Anyone building or buying a villa or house in Bali needs a PBG before construction, not the old IMB, and an SLF before occupying the building or renting it to guests. A property without a valid PBG and SLF carries legal risk for the owner and for any rental business run from it.

   https://peraturan.bpk.go.id/Details/161846/pp-no-16-tahun-2021
6. 29 April 2021

   Peraturan Menteri Agraria dan Tata Ruang/Kepala Badan Pertanahan Nasional Nomor 18 Tahun 2021 tentang Tata Cara Penetapan Hak Pengelolaan dan Hak Atas Tanah Permen ATR/BPN 18/2021

   In force

   Peraturan Menteri ATR/BPN Nomor 18 Tahun 2021 is the technical regulation Badan Pertanahan Nasional (BPN) land offices use to process land and management rights, including a foreigner's application for Hak Pakai. It replaced Permen Agraria/Kepala BPN Nomor 29 Tahun 2016, which asked for a stay permit (izin tinggal) in Indonesia (Pasal 3(1)). This regulation names a visa, passport or stay permit issued by the competent authority as the immigration document a foreign applicant submits (Pasal 114).

   Pasal 186 sets the cap for a landed house at 2,000 square meters, one plot per person or family, with an exception the Minister can grant for cases with a positive economic or social impact. Pasal 187 leaves the minimum purchase price to a separate Keputusan Menteri.

   The ministry's register records this regulation as partly revoked by Permen ATR/BPN 2/2025 and notes its rules on changing Hak Milik into HGB or Hak Pakai, except at an auction, as no longer in force. Permen ATR/BPN 5/2025 later revoked Permen 2/2025, and the texts do not say whether that changes the earlier revocation. Ask the land office how a change of right is handled today.

   This is the rulebook a BPN land office actually applies to a foreigner's Hak Pakai application. The 2,000 square meter cap on a landed house sits here, not in the parent Peraturan Pemerintah.

   https://peraturan.bpk.go.id/Details/209828/permen-agrariakepala-bpn-no-18-tahun-2021
7. 12 September 2022

   Keputusan Menteri Agraria dan Tata Ruang/Kepala Badan Pertanahan Nasional Nomor 1241/SK-HK.02/IX/2022 Tahun 2022 tentang Perolehan dan Harga Rumah Tempat Tinggal/Hunian untuk Orang Asing Kepmen ATR/BPN 1241/2022

   In force

   Kepmen ATR/BPN Nomor 1241/SK-HK.02/IX/2022 sets the minimum purchase price a foreigner must pay for a house or apartment in each Indonesian province to qualify for the ownership rights created by Peraturan Pemerintah Nomor 18 Tahun 2021 and Peraturan Menteri ATR/BPN Nomor 18 Tahun 2021.

   For Bali, the minimum is Rp5,000,000,000 for a landed house (rumah tapak) and Rp2,000,000,000 for an apartment unit (satuan rumah susun). For diaspora buyers the minimum is 75 percent of these amounts.

   In Bali, a foreigner buying a landed house must pay at least Rp5 billion, and an apartment unit at least Rp2 billion, to use this ownership route. Below that price, the foreigner cannot hold the property in their own name under this framework.

   https://jdih.atrbpn.go.id/peraturan/detail/1109/keputusan-menteri-agraria-dan-tata-ruang-kepala-badan-pertanahan-nasional-nomor-1241-sk-hk-02-ix-2022-tahun-2022
8. 30 December 2022

   Peraturan Pemerintah Pengganti Undang-Undang Nomor 2 Tahun 2022 tentang Cipta Kerja Perppu 2/2022

   Amended

   Peraturan Pemerintah Pengganti Undang-Undang, a Perppu, is a decree the president can issue in an emergency, with the force of a statute until Parliament confirms or rejects it. Perppu Nomor 2 Tahun 2022 reissued the Cipta Kerja omnibus provisions to keep them legally operative while Parliament formally re-passed them as a statute, after the Constitutional Court had found the original 2020 law procedurally flawed.

   Parliament enacted this Perppu into Undang-Undang Nomor 6 Tahun 2023, which is the current governing text.

   This decree has no separate practical effect today. The text to check for any property, licensing or land rule that traces back to Cipta Kerja is Undang-Undang Nomor 6 Tahun 2023.

   https://peraturan.bpk.go.id/Details/234926/perpu-no-2-tahun-2022
9. 9 March 2023

   Peraturan Daerah Provinsi Bali Nomor 2 Tahun 2023 tentang Rencana Tata Ruang Wilayah Provinsi Bali Tahun 2023-2043 Perda Bali 2/2023

   In force

   Peraturan Daerah Provinsi Bali Nomor 2 Tahun 2023 is Bali's current 20 year provincial spatial master plan (RTRWP), replacing the 2009 plan. It zones the island's land into protected, agricultural, tourism and built-up categories.

   The zoning map in this Perda, together with district and city level detailed plans (RDTR), determines whether a given plot can legally be licensed for a villa, hotel or commercial building at all. Check this before any purchase or building decision, through a KKPR request under Peraturan Pemerintah Nomor 21 Tahun 2021.

   https://peraturan.bpk.go.id/Details/262423/perda-prov-bali-no-2-tahun-2023
10. 31 March 2023

    Undang-Undang Nomor 6 Tahun 2023 tentang Penetapan Peraturan Pemerintah Pengganti Undang-Undang Nomor 2 Tahun 2022 tentang Cipta Kerja menjadi Undang-Undang UU 6/2023

    In force

    Undang-Undang Nomor 6 Tahun 2023 formally enacted Perppu Nomor 2 Tahun 2022 into a statute. This is the version of Indonesia's omnibus reform now in force, the text lawyers cite as the current Undang-Undang Cipta Kerja.

    It amended, among many other statutes, Undang-Undang Nomor 2 Tahun 2017 on construction services. The amended Pasal 30 made the business certificate (Sertifikat Badan Usaha, SBU) a central government function, removing the old accredited-association structure.

    This is the top of the legal chain that Peraturan Pemerintah Nomor 18 Tahun 2021 and later regulations implement for foreign home ownership, business licensing and construction services. When a regulation refers back to Cipta Kerja, this is the current text.

    https://peraturan.bpk.go.id/Details/246523/uu-no-6-tahun-2023
11. 21 March 2025

    Surat Edaran Gubernur Bali Nomor 7 Tahun 2025 tentang Tatanan Baru bagi Wisatawan Asing selama Berada di Bali SE Gubernur Bali 7/2025

    In force

    Surat Edaran Gubernur Bali Nomor 7 Tahun 2025 is a circular letter signed by the Governor of Bali on 21 March 2025 and addressed to officials, the Majelis Desa Adat, the police, businesses and foreign tourists. It is not a Perda or Pergub. It applies from the date it was issued.

    It requires foreign tourists to respect temples, sacred objects and ceremonies, to dress modestly in sacred areas, to pay the foreign tourist levy, to be accompanied by a licensed guide at tourist attractions, to use rupiah, QRIS and licensed money changers, to hold a valid driving licence and follow traffic rules, to rent four-wheeled vehicles from registered businesses or associations and to stay in licensed accommodation.

    It forbids them to enter the utama mandala and madya mandala of a temple except to pray in Balinese traditional or prayer dress and not during menstruation, to climb sacred trees, to desecrate sacred places, to litter or pollute water and public areas, to use single-use plastics, to behave aggressively or spread hate speech or hoaxes, to work or do business without the required documents, and to take part in illegal activities. Violators face sanctions or legal proceedings under Indonesian law; a tourist who has not paid the levy is refused service at tourist attractions.

    The text does not say whether a foreign resident or owner counts as a foreign tourist, and it names no penalty of its own besides refusal of service for an unpaid levy. We found no text revoking it. The text we read is the English version published by Disparda Bali, the Bali provincial tourism office; the Indonesian text is the authoritative one and we did not obtain it. The Indonesian title above comes from the Pemprov Bali news item of 24 March 2025; the file name of the English PDF says "tata tertib" (code of conduct) instead.

    A circular that tells foreign visitors how to behave at temples and in public. The provincial public order police (Satpol PP) are told to supervise it and the Bali police to act against violators. Whether it reaches a foreign owner who lives in Bali is not stated.

    https://cloud-ng.baliprov.go.id/disparda/2025/04/SE-NO-7-TAHUN-2025-TENTANG-TATA-TERTIB-WISATAWAN-ASING.pdf
12. 5 June 2025

    Peraturan Pemerintah Nomor 28 Tahun 2025 tentang Penyelenggaraan Perizinan Berusaha Berbasis Risiko PP 28/2025

    In force

    Peraturan Pemerintah Nomor 28 Tahun 2025 is the current risk-based business licensing regulation, restating and updating the OSS and NIB system that governs how a tourism accommodation business, a villa, homestay or hotel, obtains its operating license. Pasal 550 revokes the earlier Peraturan Pemerintah Nomor 5 Tahun 2021.

    Anyone setting up a villa rental or hospitality business in Bali should check licensing requirements against this regulation, together with the sector specific rules in Peraturan Menteri Pariwisata Nomor 6 Tahun 2025.

    https://peraturan.bpk.go.id/Details/319773/pp-no-28-tahun-2025
13. 20 June 2025

    Peraturan Daerah Provinsi Bali Nomor 2 Tahun 2025 tentang Perubahan Atas Peraturan Daerah Nomor 6 Tahun 2023 tentang Pungutan Bagi Wisatawan Asing untuk Pelindungan Kebudayaan dan Lingkungan Alam Bali Perda Bali 2/2025

    In force

    Peraturan Daerah Provinsi Bali Nomor 2 Tahun 2025 amends the 2023 Perda that created Bali's Rp150,000 levy on foreign tourists, paid once per trip. The amount stays the same: this Perda does not raise it.

    It writes into the Perda the exemptions that the Governor's regulation of 2024 (Pergub 2/2024 Pasal 6) already listed: crew, KITAS or KITAP holders, diplomatic and official visa holders, family reunion and student visa holders, golden visa holders and holders of other visas (Pasal 4A(2)). Golden visa and other visa holders are exempt only after they apply through Love Bali at least five days before arrival and the province decides within three days (Pergub 2/2024 Pasal 7). It also adds administrative sanctions, a verbal warning, a written warning, or denial of service at a tourist attraction, for a foreign tourist who does not pay, and a framework letting the province contract collecting agents and pay them a fee. The Perda took effect on 1 July 2025.

    If you or a guest holds KITAS, KITAP, or a diplomatic, official, family reunion or student visa, the tourist levy does not apply. A golden visa or another visa type is exempt only after you apply through Love Bali at least five days before arrival and the province decides within three days. Everyone else still pays Rp150,000, collected through the same app and QR code process as before.

    https://peraturan.go.id/id/perda-provinsi-bali-no-2-tahun-2025
14. 10 October 2025

    Peraturan Menteri Pariwisata Nomor 6 Tahun 2025 tentang Standar Kegiatan Usaha, Tata Cara Pelaksanaan Pengawasan, dan Sanksi Administratif pada Penyelenggaraan Perizinan Berusaha Berbasis Risiko Sektor Pariwisata Permenpar 6/2025

    In force

    Peraturan Menteri Pariwisata Nomor 6 Tahun 2025 sets the detailed operating standards, inspection procedures and administrative sanctions for every risk based licensed tourism business category: hotels, villas and pondok wisata (homestay or guesthouse). It implements Peraturan Pemerintah Nomor 28 Tahun 2025.

    It revokes the earlier Permenparekraf Nomor 4 Tahun 2021 (standards) and Nomor 8 Tahun 2021 (sanctions). The full text does not set a specific registration deadline for online booking platforms.

    Any villa or homestay operator in Bali should check their business classification (KBLI) against this regulation's standard usaha checklist for facilities, staffing and safety, alongside the building permit and licensing rules above. This is the current compliance document, replacing the 2021 versions.

    https://peraturan.bpk.go.id/Details/331639/permenpar-no-6-tahun-2025
15. 29 October 2025

    Undang-Undang Nomor 18 Tahun 2025 tentang Perubahan Ketiga atas Undang-Undang Nomor 10 Tahun 2009 tentang Kepariwisataan UU 18/2025

    In force

    Undang-Undang Nomor 18 Tahun 2025 is the third amendment to Indonesia's 2009 tourism statute (Undang-Undang Nomor 10 Tahun 2009). It reorients the law toward quality, inclusive, adaptive and innovative tourism governance, and amends general definitions, principles and institutional provisions.

    It does not itself impose any specific obligation or registration deadline on accommodation businesses or booking platforms. The full text does not use the words platform, online or homestay.

    Treat Undang-Undang Nomor 10 Tahun 2009 as amended by this law as the top level tourism statute, with Peraturan Menteri Pariwisata Nomor 6 Tahun 2025 as the operative day to day rulebook for a tourism business.

    https://peraturan.bpk.go.id/Details/334481/uu-no-18-tahun-2025
16. 2 December 2025

    Instruksi Gubernur Bali Nomor 5 Tahun 2025 tentang Larangan Alih Fungsi Lahan Pertanian ke Sektor Lain Instruksi Gubernur Bali 5/2025

    No longer applies

    Instruksi Gubernur Bali Nomor 5 Tahun 2025 is not a law binding on the public. It is an instruction from the governor to every district head and mayor (bupati and wali kota) in Bali not to carry out or approve any conversion of agricultural land, including sustainable food farmland (LP2B) and Luas Baku Sawah, to non-agricultural use.

    The instruction cites Undang-Undang Nomor 41 Tahun 2009 Pasal 72 to 74, which sets criminal penalties for illegal LP2B conversion under that national law, not under the instruction itself. An individual who converts LP2B land faces up to five years in prison and/or a fine of at most Rp200,000,000 (Pasal 72(1)), and the managers of a corporation up to seven years and/or a fine of at most Rp500,000,000 (Pasal 74(1)). These fine ceilings come from UU 1/2026 (Lampiran I nomor 73, categories IV and V), which from 2 January 2026 replaced the fines of Rp1,000,000,000 and Rp7,000,000,000 in the 2009 text.

    The instruction's own text says it applies from 2 December 2025 until Bali issues a regional regulation (Perda) on controlling farmland conversion. Peraturan Daerah Provinsi Bali Nomor 4 Tahun 2026, issued 24 February 2026, covers that subject.

    From 2 December 2025 this instruction told district and city heads in Bali not to approve farmland conversion. Since 24 February 2026 the subject is governed by Peraturan Daerah Provinsi Bali Nomor 4 Tahun 2026, a regulation binding on the public.

    https://dlh.bulelengkab.go.id/informasi/download/90_larangan-alih-fungsi-lahan-pertanian-ke-sektor-lain_2025-12-09-15-27-49.pdf
17. 24 February 2026

    Peraturan Daerah Provinsi Bali Nomor 4 Tahun 2026 tentang Pengendalian Alih Fungsi Lahan Produktif dan Larangan Alih Kepemilikan Lahan Secara Nomine Perda Bali 4/2026

    In force

    Peraturan Daerah Provinsi Bali Nomor 4 Tahun 2026 is Bali's first provincial statute that explicitly bans nominee (pinjam nama) land ownership, where a foreigner has a local Indonesian nominally hold title on their behalf, and it bans converting productive land designated in the spatial plan (Lahan Produktif) to non-agricultural use, with exceptions for national strategic policy, land acquisition for public use and relocation after natural disasters, and possibly, for an owner without other land to build on, a home used only as a residence (Pasal 13). Pasal 1 angka 11 defines nominee as an arrangement that appoints someone to hold or manage land rights on behalf of a foreign national who is the real beneficiary. Pasal 14 prohibits acting as a broker or facilitator for such an arrangement.

    Pasal 20 sets out administrative sanctions for breaching the farmland conversion or nominee rules: a written warning, suspension of activity, closure, revocation of a permit, demolition, restoration of the land, and an administrative fine. The Perda cross refers to criminal liability under other legislation, such as Undang-Undang Nomor 41 Tahun 2009 on protected farmland, rather than creating a new criminal offense itself. Subak and desa adat take part in the oversight team in an advisory role.

    The Perda was enacted and took effect on 24 February 2026, and follows on from Instruksi Gubernur Bali Nomor 5 Tahun 2025, which was a stop gap measure until this Perda existed.

    This directly targets one of the most common informal structures foreigners have used to control land in Bali, a nominee arrangement. It also creates real legal exposure for buying land converted from rice paddy or agricultural use without a proper KKPR and permit history. The penalties written into the Perda itself are administrative, not criminal, though other national laws can still carry criminal penalties for illegal farmland conversion.

    https://jdih.baliprov.go.id/dokumen-hukum/b0de5129-0933-454f-91b7-8de70934b5d7
18. 12 August 2026

    Keputusan Menteri Agraria dan Tata Ruang/Kepala Badan Pertanahan Nasional Nomor 1803/SK-HR.01/VIII/2026 tentang Peralihan Hak Terintegrasi (PERINTIS) 10 (Sepuluh) Hari Kepmen ATR/BPN 1803/2026

    In force

    Keputusan Menteri ATR/Kepala BPN Nomor 1803/SK-HR.01/VIII/2026 sets up Peralihan Hak Terintegrasi (PERINTIS) 10 Hari, a pilot for registering transfers of land and apartment units (satuan rumah susun) made by a PPAT deed: sale, exchange, gift, division of joint rights and contribution into a company. It was issued on 12 August 2026 and applies from 17 August 2026. It is a ministerial decision that guides a pilot, not a Permen. The land offices that run it are designated by the Director General; in Bali the ministry has named Badung and Buleleng, then Denpasar, Tabanan, Jembrana and Gianyar from 24 September 2026.

    The decision sets periods for single steps, among them 3 working days for the land office to check a reported deed, after which the check counts as approved (fiktif positif), and 7 working days for the PPAT to report the deed. The figure of 10 days is the name of the programme and a ministry target, not a deadline written in the decision, so the total time can be longer. Registering a Hak Tanggungan on its own is not part of it, though a sale registered together with one goes through it with the APHT or SKMHT attached. The text does not mention Hak Pakai.

    The ministry announced national application from 1 January 2027, subject to the pilot results and a Permen being issued first; the Permen is targeted for the end of December 2026. As of 2 October 2026 the ministry's register lists no such Permen.

    If your land office is a pilot office, your PPAT may register a sale through the electronic flow, with set time limits for each step. Ask your PPAT whether it applies to your land, and do not treat 10 days as a promise: the steps before and after the land office are separate.

    https://jdih.atrbpn.go.id/peraturan/detail/1236/keputusan-menteri-agraria-dan-tata-ruang-kepala-badan-pertanahan-nasional-nomor-1803sk-hr-01viii2026-tahun-2026