Bali Closed 18 Business Codes to Foreign Companies: 2026 List

What closed, and since when

On 23 July 2026 Governor Wayan Koster set out the list, as Antara Bali reported it: after an evaluation of foreign investors’ licences in low and medium-low risk business codes, access to OSS for those codes was closed to PMA companies across the province from the third week of May 2026. A PMA company can no longer apply in OSS for a business licence in these fields in Bali.

Why the province did it

The governor said the evaluation found indications that investors were misusing the risk-based licensing system in fields closely tied to micro, small and medium businesses, which risked unfair competition for local operators.

An earlier statement gave a larger number. On 9 July 2026 the head of Bali’s investment and licensing agency (DPMPTSP), I Ketut Sukra Negara, told Antara that 56 codes, 14 medium-low and 42 low risk, were closed to foreign investment, naming motorbike, car and truck rental and gyms. He said about 150 foreign-owned motorbike rentals were licensed in OSS while more than 500 operated in Canggu and Kuta. Neither report reconciles 18 with 56, so check the code you need rather than relying on either count.

What it means if you are buying a villa

The list is of company business licences, and neither report mentions leaseholds or Hak Pakai. On our reading, holding a leasehold in your own name, or Hak Pakai with a KITAS or KITAP for a home you live in, is not affected; that is our inference, not a statement by the province.

Earning from it is where it bites. Letting property is a business, and a foreign owner does that through a PT PMA, so the plan only works if OSS will give that company the code its letting needs. A new PT PMA in Bali can no longer take 68111, real estate owned or leased, or 55900, other accommodation, nor register a small hotel under 55110 or 55120. Baliestate’s licensing guides give KBLI 55193 (Villa) for nightly letting, and it is not on the 23 July list. Its absence is not a confirmation that a PT PMA can hold it: some licensing sources describe 55193 as reserved for Indonesian micro and small businesses, which we have not checked against the regulation. Whether a given structure qualifies is a question for a licensing consultant, answered in writing, before you pay.

Do not solve it with a nominee. A villa or company held in an Indonesian’s name for your money is void under Article 26(2) of the Basic Agrarian Law, and Bali’s Perda 4/2026 targets exactly that.

• Ask the seller or developer which KBLI codes their letting plan assumes, and for a licensing consultant’s written confirmation that OSS issues them to a new PT PMA in Bali today.
• If you already hold a PT PMA with one of the closed codes, keep filing its LKPM; the statement does not say existing licences end.
• Price the villa as a home first if the letting route is not confirmed: the yield is only real once the licence is.

What it means for agencies and developers

Brokerage itself is KBLI 68200, real estate on a fee or contract basis, which is not on the list, so on our reading a licensed agency’s own licence is not affected by this change.

What changes is the pitch. An off-plan project sold to foreigners on ‘buy, form a PT PMA and let it’ needs its licensing route re-checked against today’s OSS, and the answer belongs in the sales material and the agreement, not in a call. An agency that can show the confirmed codes gives a buyer something to check.

What is still unclear

Antara’s reports quote the governor and the head of the licensing agency; we did not find a published regulation text with the list by 3 November 2026. The list may change, the 18 and 56 totals are not reconciled, and the reports do not say how long existing licences in the closed codes remain usable. Treat this guide as the state of the reporting on that date and check OSS, or a consultant who uses it daily, before you act.

Common questions

Sources and further reading

• Antara Bali, 23 July 2026: 18 business fields closed to PMA in Bali (Indonesian)
• Antara Bali, 9 July 2026: foreign investors closed out of motorbike rental (Indonesian)
• OSS: Indonesia’s business licensing system

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• Nominee Agreements in Bali: What Perda 4/2026 Changed
• How to Check a Bali Real Estate Agency: Licence, Certified Brokers and Commission

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