Indonesia Second Home Visa: A Guide for Bali Property Investors

Indonesia introduced the Second Home Visa (Visa Rumah Kedua) to attract long-term foreign residents — retirees, remote workers, property investors, and those seeking an extended lifestyle base in the archipelago. For many investors considering Bali property, the visa is relevant in two ways: it can be obtained partly through a qualifying property purchase, and holding it provides access to the Hak Pakai ownership structure.

This guide explains the visa's eligibility requirements, the property and fund deposit routes, the relationship with other visa categories, and the important distinction between visa rights and property ownership rights.

The visa regime and its qualifying thresholds are subject to revision. The information in this guide reflects the position as understood in mid-2026. You should confirm current requirements with the Directorate General of Immigration or a qualified Indonesian immigration lawyer before making any application.

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What Is the Second Home Visa?

The Second Home Visa (also referred to informally as the Bali Second Home Visa, though it is a national programme applicable across Indonesia) is a long-stay visa category that permits foreign nationals to reside in Indonesia for five or ten years, with the possibility of renewal.

It was designed as an alternative to the standard KITAS (temporary residence permit) route, which has historically required either employment sponsorship or retirement qualification. The Second Home Visa is intended for individuals who have a financial connection to Indonesia — through property or investment — but who may not be employed by an Indonesian entity.

Key features of the visa as of 2026:

• Available for either five years or ten years at the time of application
• Renewable subject to continued compliance with qualifying conditions
• Allows multiple entry and extended uninterrupted stays
• Permits the holder to bring qualifying family members
• Does not automatically confer the right to work in Indonesia (a separate work permit is required for employment)

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Route 1: Qualifying Property Purchase

The Threshold

The property route requires the applicant to own a qualifying Indonesian property valued at a minimum of IDR 2 billion (approximately USD 130,000 at prevailing mid-2026 exchange rates). Exchange rates fluctuate, and the rupiah equivalent of this threshold should be confirmed at the time of application.

What Type of Property Qualifies?

The property must be:

• Held under Hak Pakai title (Right to Use) — this is the title type available to foreign nationals who hold a qualifying visa
• Classified as residential property
• Located in Indonesia (not restricted to Bali, though Bali is the most common location for this pathway)

The property does not need to be newly built, but it must meet the minimum value threshold and be properly titled. Properties held under informal leasehold arrangements (Hak Sewa) or nominee arrangements do not qualify.

The Chicken-and-Egg Consideration

There is a practical sequencing issue that applicants should be aware of. Hak Pakai title is linked to visa status — you generally need a qualifying visa or residence permit to hold Hak Pakai, yet Hak Pakai property is used to qualify for the Second Home Visa. In practice, this is addressed through an approved process managed by immigration authorities and notaries. Your immigration lawyer and PPAT should guide you through the specific steps, as the sequence matters.

Ongoing Compliance

Maintaining the property in qualifying ownership is a condition of the visa. Selling the property, allowing the Hak Pakai to lapse, or transferring it in a way that removes the qualifying ownership interest could affect visa renewal.

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Route 2: Fund Deposit

For investors who prefer not to, or cannot, acquire qualifying property, the Second Home Visa can be obtained by placing a minimum of IDR 2 billion (approximately USD 130,000) in an approved Indonesian bank account or qualifying financial instrument.

Key points:

• The funds must be held in Indonesia and remain there throughout the visa validity period
• The deposit is not a fee — the funds remain the applicant's own money and can earn interest subject to Indonesian banking terms
• The deposit route does not give the visa holder Hak Pakai rights over any specific property, but a Second Home Visa holder can still enter the Hak Pakai property market separately if they subsequently purchase qualifying property

The deposit route may suit investors who wish to establish Indonesian residency first and then explore property options once on the ground with resident status.

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Route 3: Golden Visa Options (E28C and Related Categories)

For larger investors, Indonesia has introduced a set of investor visa categories — informally referred to as golden visas — that operate alongside the Second Home Visa.

How Golden Visas Differ

Golden visa categories (including category code E28C) are aimed at individuals making more substantial investments in Indonesia, either through:

• Government financial instruments (state bonds or similar): minimum thresholds typically starting from around USD 350,000 for individuals as of 2026
• Company investment (establishing or investing in an Indonesian business): higher thresholds apply

These visas offer long-stay residency rights on similar or extended terms to the Second Home Visa. They may be more appropriate for investors building a broader Indonesian investment portfolio rather than a single residential property purchase.

Who Should Consider the Golden Visa Route?

Investors who are:

• Committing capital above the Second Home Visa property threshold
• Investing in Indonesian businesses or commercial property alongside a residential element
• Seeking the widest possible residency certainty and longest available initial visa terms

should discuss the golden visa options with an immigration specialist to assess which category best matches their investment profile.

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KITAS: The Traditional Residency Route

The Second Home Visa is separate from, but related to, the KITAS (Kartu Izin Tinggal Terbatas — Temporary Residence Permit) system that has historically been the main route for foreign residency in Bali.

KITAS and Property Ownership

Holding a KITAS (or the permanent equivalent KITAP) is relevant to property investors because Hak Pakai title can be held by KITAS and KITAP holders. Some investors who are in Bali on employer-sponsored KITAS use this to hold Hak Pakai property. The risk here is that if employment ends and the KITAS is not renewed under another category, the basis for holding Hak Pakai may need to be reassessed.

The Second Home Visa was partly designed to address this uncertainty by providing a non-employment route to long-term residency that does not depend on having an Indonesian employer.

Comparison: Second Home Visa vs KITAS

Feature	Second Home Visa	KITAS (Employment)
Duration	5 or 10 years	Typically 1–2 years (renewable)
Basis	Property or fund deposit	Indonesian employer sponsorship
Work rights	Not included (separate permit needed)	Employment permitted under sponsorship
Hak Pakai eligibility	Yes	Yes
Family inclusion	Yes	Dependent KITAS available
Renewal dependency	Continued qualifying investment	Continued employment

For investors whose primary purpose in Bali is property investment and lifestyle rather than local employment, the Second Home Visa is typically the more appropriate vehicle.

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What the Visa Does Not Do

This point deserves emphasis. The Second Home Visa does not:

• Grant freehold (Hak Milik) ownership rights
• Override Indonesia's Basic Agrarian Law restrictions on foreign land ownership
• Legitimise nominee arrangements
• Guarantee visa renewal if qualifying conditions change
• Automatically make the holder tax resident in Indonesia

A Second Home Visa holder is still subject to the same ownership structure constraints as any other foreign national. See our how to buy property in Bali guide for a full explanation of the structures available and Bali property taxes and ownership costs for the tax implications of residency status changes.

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Application Process: Key Steps

1. Confirm eligibility and route: Establish whether the property route or fund deposit route is more appropriate for your circumstances with an immigration lawyer.

2. Prepare documentation: Passport, proof of qualifying investment (property certificate or bank deposit confirmation), and supporting documents as required by the Directorate General of Immigration.

3. Apply through the appropriate channel: Applications can be made via the Indonesian e-visa system or through an immigration consultant. The process may involve attendance at an Indonesian consulate or KJRI if applying from outside Indonesia, or through the immigration office if already in-country on another visa.

4. PPAT and Hak Pakai registration: If using the property route, the Hak Pakai must be properly registered at BPN. This is a legal step separate from the immigration application itself.

5. Receive and register the visa: Once issued, the visa is typically converted into a residence permit upon arrival in Indonesia. Registration with the local civil administration (Disdukcapil) may be required.

6. Renewal planning: Build renewal planning into your schedule well before visa expiry. Conditions and documentation requirements may change.

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Tax Residency: A Separate Question

A common concern among Second Home Visa holders is whether holding the visa triggers Indonesian tax residency. The answer is that Indonesian tax residency (Subjek Pajak Dalam Negeri status) is determined primarily by physical presence — generally 183 days or more in Indonesia in a tax year — and domicile, not simply by visa status.

Spending most of your time in your home country while holding a Second Home Visa does not automatically make you Indonesian tax resident. However, once you begin spending substantial time in Indonesia, your tax position in both Indonesia and your home country needs professional review. Many countries tax their nationals on worldwide income regardless of where they physically reside.

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Further Reading

• Bali property investment hub
• How to buy property in Bali
• Bali property taxes and ownership costs
• Residency and citizenship pathways
• Current Bali listings

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How Global Investments Can Help

Global Investments has supported international investors navigating residency and property ownership structures across multiple jurisdictions for over 32 years. We can connect you with experienced Indonesian immigration lawyers, introduce you to PPAT notaries familiar with the Second Home Visa property route, and help you consider how a Bali investment fits within your broader wealth and residency planning. We strongly recommend independent immigration and tax advice before making any application or investment commitment, and remind investors that property values and income can fall as well as rise.