Visas and staying in Bali for property owners and long-term renters

This page is for a foreigner who owns or plans to buy a house or apartment in Bali, or who rents long term, and wants to know which visa or stay permit fits. It states what the official texts and the visa pages of the Directorate General of Immigration say, with the article, and says where they are silent. It is general information, not legal advice. Immigration conditions are set partly by ministerial regulations and decisions, and amounts can change: check the visa page on imigrasi.go.id or evisa.imigrasi.go.id before you apply.

We used the texts in force on 4 October 2026: UU 6/2011 on immigration as amended by UU 6/2023 and UU 63/2024, PP 31/2013 as amended by PP 40/2023, Permenkumham 22/2023 as amended by Permenkumham 11/2024, the Minister's visa classification (Kepmen M.IP-08.GR.01.01 of 2025) and Permenimipas 3/2025. The amounts in the table are those printed on the official visa pages that day. The regulations let the Director General of Immigration change some amounts (for example Permenkumham 22/2023 Pasal 56(3)).

This page names no agents or sponsors for hire and gives no agent prices. The government charges for each visa are on its official page; we do not copy them. It does not cover the tax residence of a person who lives in Indonesia, or guests who stay in your villa: the page on renting a villa to guests covers the duty to report foreign guests. What an employer must obtain to employ a foreigner is on the page on working legally in Indonesia.

PP 18/2021 Pasal 69(1) says that the foreigner who may own a house or apartment is one who holds an immigration document (dokumen keimigrasian) in line with the law. The elucidation of Pasal 69(1) says this means a visa, passport or stay permit issued by the competent authority under the immigration rules. We do not repeat the rest of the foreigner's house rule here: the land rights, the price and area limits, apartment units and nominees are on the Marriage and inheritance page, section A foreigner's own house or apartment, and in the Rules entries for PP 18/2021 and Permen ATR/BPN 18/2021.

The ministerial regulation asks for the document at each step. A foreigner who applies for Hak Pakai on State land, on Hak Pengelolaan land or on Hak Milik land submits a visa, passport or stay permit with the application (Permen ATR/BPN 18/2021 Pasal 114(1) to (3)), and submits one again to extend or renew Hak Pakai on State land or Hak Pengelolaan land (Pasal 125(1) and (2)).

Which documents count. Both texts list three kinds of document, a visa, a passport or a stay permit, as alternatives, and name no particular permit: neither says KITAS or KITAP. A visit stay permit is a stay permit (UU 6/2011 Pasal 48(3) huruf c). The immigration law defines Dokumen Keimigrasian more narrowly, as an Indonesian travel document and a stay permit (UU 6/2011 Pasal 1 angka 14, as amended by UU 6/2023), while PP 18/2021 gives its own meaning in the elucidation. We found no text that says how a land office treats a foreigner who holds only a visit stay permit or only a passport. Ask the land office before you rely on either.

A house is not a basis for staying. Every foreigner in Indonesia must hold a stay permit (UU 6/2011 Pasal 48(1)), and a stay permit is given on the basis of a visa (Pasal 48(2); Pasal 1 angka 18, as amended by UU 6/2023). We found no visa on the official list of visa indexes that is issued because the foreigner owns a house. The second home visa names a bank deposit or an apartment as its guarantee, as the table below shows.

Entry on a visa exemption, a visa on arrival or a visit visa gives a visit stay permit (UU 6/2011 Pasal 45(2) and Pasal 50(1)). The purposes of a visit visa include tourism, business, family and pre-investment (Pasal 38, as amended by UU 6/2023). Which countries are exempt or may take a visa on arrival is set by regulation and changes; the official list is on imigrasi.go.id.

A stay permit that came from a visa exemption or a visa on arrival cannot be changed into a limited stay permit in Indonesia (PP 31/2013 Pasal 166(5) huruf a, as amended by PP 40/2023). Permenkumham 11/2024 added a transition permit (Izin Tinggal Peralihan, the bridging visa named on the official B1 page) that a holder of a visa on arrival can ask for from inside Indonesia; the page on extending or changing your visa describes it in the section on changing to another permit without leaving Indonesia. A stay permit from a visit visa can be changed into a limited stay permit for an investor, a second home holder, a family member and other purposes (Pasal 166(3)).

A visit permit is short. Longer stays need a limited stay permit (ITAS), which starts with a limited-stay visa and is the subject of the table below.

This section covers what the border asks of a foreigner who flies in, apart from the visa itself: the passport, the ticket, the arrival card, customs and the Bali tourist levy. The permit you enter on is described in the section above and in the table below.

Passport. Every person who enters Indonesia must hold a valid travel document, and a foreigner must also hold a valid visa unless the law or a treaty says otherwise (UU 6/2011 Pasal 8(1) and (2)). The elucidation of Pasal 8(1) reads valid and still in force as valid for at least six months before it expires. The visa rules repeat the six months for the visa exemption and the visa on arrival (Permenkumham 22/2023 Pasal 32(1) and 27(2), as amended by Permenkumham 11/2024) and for a visit visa applied for online (Pasal 19(1) and 24(1), as amended), and the official pages A1, B1 and C1 say the same. A stateless person or a holder of a travel document that is not a national passport needs one valid for at least 12 months for a visit visa (Pasal 19(1), as amended). The texts we read set no number of blank pages. A foreigner may also enter only if not on the entry-ban list (PP 31/2013 Pasal 3 huruf c); the page on detention and deportation explains the ban in its section on deportation and the entry ban.

Return or onward ticket. A foreigner who needs no visa must also hold a return ticket or a ticket onward to another country (tiket kembali atau tiket terusan ke negara lain; PP 31/2013 Pasal 4). The rules on the visa exemption and the visa on arrival list it among the papers of the application, except for crew who join their vessel (Permenkumham 22/2023 Pasal 32(1) and 27(2), as amended), and the official A1 and B1 pages say you must show it at arrival. For a visit visa applied for online, the ticket is named only for stateless persons and holders of documents that are not national passports (Permenkumham 22/2023 Pasal 19(2), as amended; PP 31/2013 Pasal 92, as amended by PP 40/2023; official C1 page); the list for other applicants names none (PP 31/2013 Pasal 90(2), as amended by PP 40/2023). Yet UU 6/2011 Pasal 42 huruf d says a visa application is refused when the applicant has no such ticket, while Permenkumham 22/2023 Pasal 72(1) huruf d says the officer may refuse it. The texts differ; the statute ranks above the ministerial regulation, so we read its stricter wording as the one that governs, so an application without such a ticket is to be refused. No text we read says what date the ticket must show or how it must relate to the length of stay.

Arrival card (All Indonesia). Every passenger who arrives from abroad must fill in the arrival declaration on the All Indonesia web page or app of the Directorate General of Immigration. It was compulsory at I Gusti Ngurah Rai airport in Bali from 1 September 2025 (immigration press release of 31 August 2025) and at every airport and port from 1 October 2025, when it became the only declaration system in force there (press release of 1 October 2025). It combines the immigration arrival card with the customs, health and quarantine declarations, and it can be filled in from three days before arrival (press releases of 31 August and 1 October 2025). The Directorate General says that filling it in costs nothing (press release of 31 August 2025); the official address is allindonesia.imigrasi.go.id. For a foreign visitor the form asks for passport data, travel details, the mode of transport and an address, and then a declaration. According to the Minister of Immigration and Corrections, without it the checks are done by hand at the counter. We found no regulation that sets the duty to fill in the immigration arrival card; the sources are press releases and the official pages of the Directorate General of Immigration and of customs. The customs part has its own basis in PMK 203/PMK.04/2017 Pasal 9 (next paragraph).

Customs: the declaration. Goods that a passenger brings in must be declared to the customs officer, in writing on a customs declaration (electronic or on a form) at the latest on arrival; passengers over 60, passengers with a disability and a few other groups may declare orally (PMK 203/PMK.04/2017 Pasal 9(1) to (6), as amended by PMK 34/2025, in force from 6 June 2025). On arrival by air and sea this declaration is part of All Indonesia; the customs page names its separate e-CD (ecd.beacukai.go.id) for land crossings and for departures with cash or certain other goods.

Customs: what is free of duty. Personal goods obtained abroad with a customs value of up to FOB USD 500 per person for each arrival carry no import duty and no VAT, and no income tax is collected (Pasal 12(1) and (5)); on the excess, import duty and import taxes other than income tax are charged (Pasal 12(6)). The page on your phone and IMEI has the rate, an example and the rule for phones. For each adult, excise goods are free of excise up to 1 litre of drink containing ethyl alcohol and, for tobacco, 200 cigarettes or 25 cigars or 100 grams of cut tobacco or the e-cigarette amounts the regulation lists; if you carry more than one kind of tobacco, the allowance is shared in proportion (PMK 82/2024 Pasal 36(2) and (7)). Customs destroys the excess (PMK 203/2017 Pasal 13(1) and (3), as amended; PMK 82/2024 Pasal 36(8)). The customs page adds an age: 21 for alcohol and 18 for tobacco products.

Customs: cash, banned goods and medicines. Cash and other payment instruments worth Rp100,000,000 or more, or the equivalent in foreign currency, must be reported to customs on entry (PP 99/2016 Pasal 2(1)). Foreign banknotes have a separate rule of Bank Indonesia: nobody may carry foreign banknotes worth Rp1,000,000,000 or more into or out of Indonesia, except a licensed bank or money changer (PBI 19/7/PBI/2017 Pasal 2(1) and (2), as amended by PBI 20/2/PBI/2018). Carrying includes passenger baggage (Pasal 1 angka 2, as amended), and the fine is 10 percent of the whole amount carried, at most Rp300,000,000 (Pasal 19, as amended). The customs page names the same threshold but words it as a duty to tell customs; the Bank Indonesia text is a ban, so do not carry such an amount. Goods under an import ban or restriction (Lartas) follow their own rules and we do not list them: see the customs page on bans and restrictions. Animals, fish, plants and products made from them must also be declared in All Indonesia (press release of 31 August 2025). For medicines you carry, see the page on healthcare, section on the border.

The Bali tourist levy. A foreign tourist who enters Bali pays a levy to the province through the Love Bali system (lovebali.baliprov.go.id). Who pays, the amount and the exemptions are in the section on the foreign tourist levy on the page on Bali's own rules for building and living, and are not repeated here. What this page adds: the Governor's regulation provides for cashless payment through the Love Bali system or another system linked to it; if the levy was not paid before the arrival gates to Bali, it can be paid on arrival, during the trip or on leaving Bali, through a collecting agent, a partner (mitra manfaat) or a registered endpoint, and at the arrival gates by special staff of the designated bank (Pergub Bali 2/2024 Pasal 9(1), and, as amended by Pergub 25/2025, Pasal 9(2), 12 and 13, in force from 1 July 2025). The proof of payment is a voucher with a QR code sent by email (Love Bali FAQ).

Before you fly, check these points. Passport: valid for at least six months on the day you enter (12 months if it is not a national passport).

Ticket: a return ticket or a ticket onward to another country if you enter on a visa exemption or a visa on arrival.

Arrival card: fill in All Indonesia at allindonesia.imigrasi.go.id or in its app, from three days before you land, pay nothing for it, and keep the QR code.

Bags: count goods worth more than USD 500, alcohol above 1 litre, tobacco above the allowance (200 cigarettes or 25 cigars or 100 grams, shared in proportion if you carry several kinds), medicines, animal or plant products, and a phone you will use here (see the page on your phone and IMEI).

Cash: declare Rp100,000,000 or more, and do not carry foreign banknotes worth Rp1,000,000,000 or more.

Bali levy: pay it in Love Bali before you land, or at the counter on arrival, and keep the voucher.

Dates: rules and portals change, so read the official pages named above on the day you book and again before you fly.

A sponsor (penjamin) answers for the presence and activities of a foreigner (UU 6/2011 Pasal 63(2), as amended by UU 6/2023) and is an Indonesian citizen or a corporation (Permenkumham 22/2023 Pasal 191(2) and (3), as amended by Permenkumham 11/2024). Some permits use another route: the foreigner gives an immigration guarantee (Jaminan Keimigrasian) instead. PP 31/2013 Pasal 171C(1), as amended by PP 40/2023, asks it of foreign investors in place of a sponsor, and Pasal 171C(3) says it can also apply to second home and repatriation.

How it works (PP 31/2013 Pasal 171D, as amended by PP 40/2023): the guarantee is paid after the foreigner enters Indonesia. Proof must reach immigration within 90 days of the stay permit being issued, and if it does not, the permit can be cancelled. The guarantee lasts as long as the stay permit. It is evaluated from time to time, and if its value no longer meets the required value the permit can be cancelled. It can be used to pay for sending the foreigner out of Indonesia, the charge for staying less than 60 days after the permit ended, and other immigration charges.

For the second home visa the deposit option names a bank account in the foreigner's own name at a state-owned bank, and the property option names an apartment (rumah susun or apartemen) worth at least US$1,000,000 (Permenkumham 22/2023 Pasal 56(2)). The text does not name a landed house on Hak Pakai, and we found no text that accepts one. The Director General may evaluate these values (Pasal 56(3)).

A foreigner lawfully married to an Indonesian citizen receives a limited stay permit (UU 6/2011 Pasal 52 huruf e). Permenimipas 3/2025 counts such a spouse among the diaspora it covers (Pasal 1 angka 6) and gives two routes. On the first, the permit runs for one or two years (Pasal 23(2) huruf a) and can be changed into a permanent permit that can be extended without a time limit (Pasal 23(3)). On the second, for a spouse who will live and settle in Indonesia, the permit runs for at most six months (Pasal 23(2) huruf b) and is changed into a permanent permit when the foreigner arrives at the immigration checkpoint (TPI, tempat pemeriksaan imigrasi): the officer there decides and sends the permit electronically, and the verification fee does not apply to this spouse (Pasal 20(3) huruf e, Pasal 25(3) and 26). That permanent permit can be extended without a time limit straight away (Pasal 29). The change can also be asked for at an immigration office (Pasal 25(3) and 27). The foreigner, or the Indonesian spouse as the person responsible (Penanggung Jawab, Pasal 1 angka 15), applies (Pasal 14(1)). The official E31A page says instead that a sponsor (penjamin) is required; ask the immigration office who must apply.

The holder of this limited permit, and of a permanent permit given through a mixed marriage, may do work or business to support themselves and their family (UU 6/2011 Pasal 61). We did not check which other permits a given activity, such as a licensed villa business, needs.

A permanent permit through marriage can be given once the marriage has lasted two years and the foreigner has signed the integration statement (UU 6/2011 Pasal 60(2)). The 2025 regulation sets no such condition for the change in Pasal 23(3), 26 and 29, and the official press release on the Global Citizen of Indonesia policy lists the e-visa index E31A among the GCI e-visas whose holders receive a permanent permit within 24 hours of entering Indonesia. The texts do not line up, and we cannot say which governs a given application. Ask the immigration office before you rely on either. If the Indonesian spouse dies, the permit stays valid and the foreigner must report the marital status to the immigration office (PP 31/2013 Pasal 160, as amended by PP 40/2023). If the marriage ends by divorce, a limited permit given because of the marriage can be cancelled (Pasal 159(3) huruf f). A permanent permit given because of the marriage stays valid if the marriage had lasted ten years or more (Pasal 162(1); UU 6/2011 Pasal 62(2) huruf g), and for a shorter marriage if the foreigner has a sponsor (UU 6/2011 Pasal 63(5), as amended by UU 6/2023).

The Indonesian spouse's own land rights and the marriage agreement are on the Marriage and inheritance page. The foreign spouse's own house follows the Hak Pakai rule described above.

A permanent stay permit (ITAP) can be given to a limited-permit holder who is a clergy member, a worker, an investor or a second home holder; to family through a mixed marriage; to the spouse or child of an ITAP holder; and to former Indonesian citizens (UU 6/2011 Pasal 54(1), as amended by UU 6/2023). Holders are residents of Indonesia (Pasal 54(3)).

A limited-permit holder who is a worker, an investor or a second home holder can apply to change status to ITAP after three consecutive years in Indonesia since the limited permit was given (PP 31/2013 Pasal 167(2) and (3), as amended by PP 40/2023). An ITAP is given for five years (Permenkumham 22/2023 Pasal 121(1)) and is extended on application (PP 31/2013 Pasal 157). It can end, among other grounds, if the holder leaves Indonesia for more than one year or does not mean to come back (UU 6/2011 Pasal 62(1) huruf a). Who qualifies for the change, how to file it and what the permit requires afterwards are on the page on KITAS and KITAP step by step.

Global Citizen of Indonesia (GCI) is a policy of the Directorate General of Immigration, launched on 26 January 2026, that gives an ITAP without time limit to foreigners with a close tie to Indonesia, without giving up their own nationality: former Indonesian citizens and their descendants to the second degree, the lawful spouse of an Indonesian citizen, children of a mixed marriage and the family of a GCI holder (official press release on the launch). Permenimipas 3/2025 sets the rules for these permits (Pasal 3, 23 and 25 to 30). The press release lists the e-visa indexes E31A, E31B, E31C, E32E, E32F, E32G and E32H as GCI e-visas and says their holders receive the unlimited permanent permit within 24 hours of entering Indonesia, without a visit to an immigration office; for the spouse of a citizen see the family section, where this does not line up with the official E31A page. For other buyers GCI does not apply. We did not read the 2026 decision of the Director General that the official visa page cites on the guarantee amounts for former citizens (IMI-170.GR.01.01 of 2026), so we give no amounts.

Each visa has a list of prohibited acts in the Minister's visa classification (Kepmen M.IP-08.GR.01.01 of 2025, column Larangan). For the visa exemption, the visa on arrival and the visit visas on the official pages (A1, B1, C1, C2, C12, D1), the page says the holder may not sell goods or services or receive a fee, wage or similar pay for work or business from a person or company in Indonesia. The classification also lists staying beyond the permit as prohibited for B1 and E33.

For the second home visa (E33) the classification prohibits staying beyond the permit, selling goods or services, and any activity other than the one the visa describes, unless the holder has reported a double activity (rangkap kegiatan) or a change of activity. The official E33 page says the holder may add work, study or another activity by reporting a double activity to the immigration office that issued the permit. The official pages of the versions for age 55 and over and for remote workers carry the same prohibitions.

Work for an Indonesian employer needs a work visa, for example E23, whose application includes a work permit from the Ministry of Manpower, and the employer is the sponsor (official page for E23). What the employer must obtain, and what that work permit is in the regulations, is on the page on working legally in Indonesia.

An investor with shares worth less than Rp10,000,000,000 who also holds a post as director or commissioner may apply for a work visa instead (Permenkumham 22/2023 Pasal 38(5), as amended, says "dapat mengajukan"). The investor visa is not open to him, and for the post his company needs a ratified foreign worker plan (see the page on working legally in Indonesia). The investor visa lets the holder act as director, commissioner or investor of the company invested in and supervise its production (official page for E28A), and the 5 and 10 year versions let the holder receive pay or benefits for the investment and the post (official pages for E28B and E28D).

Running a villa as a business in your own name, or letting a house to paying guests. We found no official text that deals with letting expressly, either to allow it or to forbid it. The prohibitions are worded broadly: on the visit permits the holder may not sell goods or services or receive pay for work or business, and the second home visa prohibits selling goods or services (Kepmen M.IP-08.GR.01.01 of 2025), so letting to paying guests may fall under them. We state no view. Get written advice from the immigration office that issued the permit, or from an immigration adviser, before you let on any of these permits. Which business form and licence the activity needs is on the Renting a villa to guests page, section Who may run it. The penalty for deliberately misusing a stay permit is in the section What follows if you do not comply of that page (UU 6/2011 Pasal 122, as adjusted by UU 1/2026).

The land law is silent on a permit that ends. PP 18/2021 Pasal 69 asks for an immigration document and sets no deadline and no consequence when it lapses. The nearest general rule is Pasal 50: a Hak Pakai holder who no longer meets the conditions of Pasal 49 must release or transfer the right within one year, or the right ends by law (Pasal 50(2); Pasal 61 huruf j). Pasal 49(2) lists Orang Asing as a holder with no stay-permit condition. PP 18/2021 defines an Orang Asing by presence, business, work or investment in Indonesia (Pasal 1 angka 14), and no text says whether someone who has left for good still meets that definition. We found no text that applies Pasal 50 expressly to a lapsed permit. The Marriage and inheritance page, section A foreigner's own house or apartment, sets out the rest of this reading, including what the text says happens to the land when Hak Pakai ends (Pasal 62) and that it is silent on the building. Ask the land office and your notary how they treat it.

The land office asks for a visa, passport or stay permit again when Hak Pakai on State land or Hak Pengelolaan land is extended or renewed (Permen ATR/BPN 18/2021 Pasal 125(1) and (2)). The text does not say which of the three documents it expects.

What the immigration law says when a permit ends: a visit permit and a limited permit end on expiry, and a limited permit also ends if the holder leaves and does not return within the validity of the re-entry permit or does not mean to come back (UU 6/2011 Pasal 51 huruf b and Pasal 53 huruf a, b and d). A foreigner who stays on for less than 60 days after the permit ended pays a charge (biaya beban), and one who stays more than 60 days faces deportation and a ban on re-entry (Pasal 78). A foreigner who does not pay the charge also faces deportation and a ban on re-entry (Pasal 78(2)). The amount of the charge, the cases with no charge and the length of the ban are on the page on extending or changing your visa, section Overstay: what the law says. The guarantee can be used to pay these charges (PP 31/2013 Pasal 171D(2)). These texts do not mention a house right.

A permit can also be cancelled before it ends: a permit that rests on a guarantee if the proof is not given within 90 days or the value falls below the required value (PP 31/2013 Pasal 171D(4) and (7)), and a limited permit given because of marriage on divorce (Pasal 159(3) huruf f).

Which immigration document will the land office accept from me when I apply for or extend Hak Pakai, and does it differ from what I hold now?

Which stay permit do I need for the way I plan to live here: as a person aged 55 or more, a remote worker, a spouse of an Indonesian citizen, an investor, or a visitor who comes often?

If I use the second home visa, how will I meet the guarantee within 90 days and keep its value for the whole stay, and what happens if I let it fall?

Does my permit allow what I plan to do, such as work, a business or letting my house? Ask the immigration office that issued it. The visa pages prohibit selling goods or services and pay for work or business on visit permits.

If my permit depends on a sponsor, a company or a marriage, what happens to it, and to my plans for the house, if that tie ends?

What happens to the house right if I leave Indonesia for a long time, or if my permit ends or is cancelled? The land law is silent; ask the notary to say in writing how the land office handles it.

If I arrive on a visa exemption or a visa on arrival, can I change to a limited stay permit without leaving? PP 31/2013 Pasal 166(5) says no for those entries; the transition permit (bridging visa) is described on the page on extending or changing your visa; ask the immigration office which route fits you.