Visas for Bali Property Buyers: KITAS, Second Home, and Long Stays

Let's clear the biggest misconception first: you do not need any Indonesian visa to buy property in Bali. Leasehold and PT PMA purchases can be completed entirely with a passport. The visa question is about what comes after — how long, and on what basis, you can actually enjoy the island.

Visit visas: the starting point

Visa on Arrival (extendable once) covers a 60-day stay, and the multiple-entry D1/D2 visit visas suit buyers making repeated trips during a purchase or build. Fine for transacting; not a way to live here.

KITAS: the residence workhorse

The KITAS (limited-stay permit) is the standard residence route, and property buyers usually reach it one of three ways: an investor KITAS through their own PT PMA (the natural pairing with company-held property), a retirement KITAS for those 60+, or a remote-worker KITAS for foreign-payroll professionals. A KITAS also unlocks practical life: local banking, an NPWP tax number for the favourable 10% rental tax rate, local driving licence, and — importantly — eligibility for Hak Pakai property title in your own name.

Second Home visa: designed for property owners

The Second Home visa grants five to ten years of residence for individuals who maintain a qualifying deposit in an Indonesian state bank or hold qualifying Indonesian property. It was built precisely for the international villa-owner demographic — long tenure, no work requirement, family included.

Matching visa to strategy

• Pure investor, visiting occasionally: visit visas are enough.
• Operating rentals through PT PMA: investor KITAS.
• Retiring to your Sanur villa: retirement KITAS or Second Home.
• Working remotely from Canggu: remote-worker KITAS.
• Buying a substantial home to live in: Second Home visa + Hak Pakai title.

Immigration rules evolve quickly in Indonesia — we work with licensed visa agents and immigration counsel, and we'll connect you with the right specialist for your situation as part of every purchase. #Here4U