Visa to buy property in Bali: 5 options for foreigners

There are several visas foreigners can apply for when they want to buy or have bought property in Bali. However, as the rules on the visa to buy property in Bali regularly change, understanding which visas in Bali are available now can be challenging. This article guides you through the different types of visas foreigners can consider applying for.

5 types of visa when buying property in Bali

The Bali visa a foreigner needs or can apply for depends on the length of stay, the purpose of the visit, the visitor’s nationality, and the way they bought the property in Bali. There are visa exemptions, which only apply to citizens from Brunei, the Philippines, Cambodia, Laos, Malaysia, Myanmar, Singapore, Thailand, and Vietnam.

Each type of visa to buy property in Bali has specific requirements and restrictions you should be aware of. The five visas below are the most important ones.

1. Visa on Arrival (VOA) in Bali

After entering Bali, nationals of 68 countries can obtain a Visa on Arrival (VOA), valid for 30 days and extendable for an additional 30 days. It costs about IDR 500,000 ($31.50). It’s easy to obtain a Visa on Arrival, but you must leave within 60 days. Foreigners seeking a visa to buy property in Bali and stay longer can opt for another visa type.

2. Visa for Business in Bali

For those visiting Bali for business purposes, a Business Visa is required, and sponsorship from an Indonesian company is necessary. There are two types of Bali Business Visas available: the Single Entry Business Visa, which can be extended up to four times and has a total validity of 180 days, and the Multiple Entry Business Visa, which allows for repeated business visits and is valid for one year with a 60-day stay permit per entry.

3. Limited Stay Visa (KITAS) in Bali

Those planning to stay in Bali for an extended period should consider the Limited Stay Visa (KITAS), valid for up to 24 months. The KITAS/ITAS also has various types depending on the purpose and conditions of your stay, such as:

• Work KITAS: This is available for foreigners working for an Indonesian company.
• Investor KITAS: This is available for foreigners who want to invest in Bali.
• Student KITAS: This is available for international students who want to study in an Indonesian educational institution. 
• Retirement KITAS: This is available for foreigners who are at least 55 and want to retire in Bali. 
• KITAS/ITAS: This is available for foreigners legally wedded to an Indonesian partner who wishes to remain in Bali. Their children below 18 years old can enter Bali.

KITAS in Bali costs between IDR 10 million ($630) and IDR 15 million ($945). There may be additional costs, such as legal fees and taxes.

4. Permanent Stay Visa (KITAP) in Bali

After five years, KITAS holders are eligible to apply for a Permanent Stay Visa (KITAP), valid for 25 years and revalidated every five years. Those married to an Indonesian citizen for at least two years can also apply for KITAP. A Retirement Visa is available for retired individuals or senior citizens over 55 years old, valid for one year, and can extend up to five times with immigration approval.

KITAP in Bali costs about IDR 33 million ($2,079). This amount would already include paperwork and taxes.

5. Second Home Visa in Bali

Indonesia has introduced a new visa called Visa Rumah Kedua, or the Second Home Visa, which allows individuals to reside in Bali for either five or ten years, depending on certain conditions. In order to obtain a Second Home Visa in Bali, applicants must demonstrate that they have sufficient funds to support themselves during their stay.

It’s important to note that the visa only permits non-work-related activities, such as tourism, investment, or retirement. Therefore, holders of this visa are not allowed to work in Indonesia, and should instead consider applying for Bali’s business visa if they wish to work in the country.

Foreigners need to meet specific Second Home Visa requirements to be eligible for the visa:

1. The foreigner must have a legal passport that is still valid for at least 36 months at the moment of application for a Second Home Visa in Bali.
2. The foreigner must show proof of funds of at least IDR 2 billion ($126,000) in an Indonesian bank account* or proof of ownership of luxury real estate in Bali with a minimum value of IDR 5 billion ($315,000).
3. The foreigner must provide a recent colored photograph with a size of 4 cm by 6 cm and a white background.
4. The foreigner must show their curriculum vitae (CV).

*As a Second Home Visa holder, you can use the funds in this account by providing a minimum balance statement of IDR 2 billion ($126,000) upon request by the immigration office.

** The ownership of the villa must be proven with a Hak Pakai (HP) agreement, not a lease or contract.

How to choose the right visa to buy property in Bali?

The right visa to buy property in Bali highly depends on the way the foreigner buys the property in Bali. Any visa will suffice if the acquisition is through an Indonesian nominee or leasehold. However, if you want to own real estate through a PT PMA, the Investor or Work KITAS might be a wise choice.

Obtaining the appropriate visa to buy property in Bali can be easier by using the services of a visa agency to assist you throughout the application process. They can provide professional advice on the best visa to buy property in Bali and help you apply.

Can foreigners buy property in Bali?

PT PMA (Perseroan Terbatas Penanaman Modal Asing) is a foreign-owned company structure that allows foreign investors to buy property in Bali. Using a PT PMA is a popular choice among foreigners as it comes the closest to full property ownership and gives them the right visa to buy property in Bali.

Establishing a PT PMA in Bali generally takes around ten weeks, and costs between IDR 15 million ($945) and IDR 35 million ($2,205). Consulting with notaries and real estate agents in Bali is recommended for assistance in starting a PT PMA.

To use, build, or lease property bought through PT PMA in Bali, multiple land certifications are essential:

1. Hak Guna Bangunan (HGB): This certificate is needed for constructing property on both freehold and leasehold land. Acquiring an HGB certificate means one can lease land and build a legally owned property on it, often a preferred option for those with a visa to buy property in Bali.
2. Hak Pakai (HP): This certification is necessary if you intend to use the building personally. Hak Pakai distinguishes between foreigners who acquire property in Bali for residential purposes and those who invest for rental purposes.
3. Leasehold through PT PMA in Bali: Foreigners can also acquire Indonesian real estate through a leasehold agreement via PT PMA, particularly in Bali. This is a common approach for those who hold a visa to buy property in Bali and wish to build a house using Hak Guna Bangunan. Typically, a leasehold agreement and HGB are valid for 30 years and can be renewed for another 30-year term followed by an additional 20-year period. Opting for leasehold over freehold might be a cost-effective strategy for acquiring property in Bali.

Understanding these certifications and options is vital for foreigners, especially those holding a visa to buy property in Bali, in making informed decisions and ensuring compliance with local regulations.

Visa to buy property in Bali with Own Property Abroad

Are you looking for a visa to buy property in Bali that allows you to stay longer? Own Property Abroad can assist you and ensure a seamless and hassle-free property journey. Thanks to our extensive knowledge and local experience, we can help with legal requirements, applying for your visa in Bali, finding properties, negotiating the best deals, and conducting due diligence.

With our expert team, you won’t have to navigate the complexities alone. For further information on how we can assist you, kindly drop your details below or email us at [email protected].

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