Legal
Indonesia's Golden Visa and property: what actually qualifies
Buying a Bali villa does not automatically qualify you for Indonesia's Golden Visa — here is what the property route actually requires.
Updated 23 September 2026 · 5 min read
What the Golden Visa actually is
Indonesia introduced the Golden Visa in 2023 under Permenkumham 22/2023 and PMK 82/2023, as an investor-residency route separate from a work permit. It grants five or ten years of stay, with multiple re-entry, in exchange for one of several qualifying investments — not for owning a house to live in.
It sits alongside, and is regularly confused with, the Second Home Visa (E33), which is the scheme most people who simply want to buy one Bali property and live here for years actually use. The two have different qualifying assets and different paperwork, and an agent who talks about them as interchangeable has not read the regulation.
Does buying a villa in Bali qualify for the Golden Visa?
Not on its own. The property route inside the Golden Visa framework is built around apartments held under strata title, which foreigners can hold directly. A standalone landed villa is different: foreigners cannot hold Hak Milik, so a villa bought the ordinary way — leasehold, or Hak Pakai against a KITAS — does not fit the Golden Visa's property criterion.
The route that can work for a landed property is indirect: a PT PMA company holding Hak Guna Bangunan may count toward an investment-based visa, but that is really the company-formation tier, not the property tier, and it brings the PT PMA's own paid-up capital and ongoing filing obligations with it.
Golden visa Indonesia requirements 2026: the reported thresholds
These figures come from Permenkumham 22/2023 and PMK 82/2023, as reported by immigration agencies and law firms. We could not verify a single current figure directly against a primary imigrasi.go.id publication for this article, and at least one source describes a 2026 revision affecting some thresholds. Treat every number below as reported, not confirmed, and check it with BKPM or an immigration lawyer before wiring any money.
| Route | Reported threshold | Visa length |
|---|---|---|
| Passive investment (bonds, shares, mutual funds) | USD 350,000 | 5 years |
| Passive investment | USD 700,000 | 10 years |
| Qualifying apartment (strata title) | ~USD 1,000,000 | 10 years |
| Company formation, individual investor (PT PMA) | USD 2,500,000 | 5 years |
| Company formation, individual investor | USD 5,000,000 | 10 years |
Golden visa vs Second Home Visa Indonesia
If you are buying a single villa to live in, the Second Home Visa is almost always the simpler match: an IDR 2 billion deposit (roughly USD 130,000) in an Indonesian state bank, or a property worth at least USD 1 million held under Hak Pakai, in your own name. Neither route confers work rights, and both require the money or the property to actually be in place, not merely pledged — the Second Home Visa gives you 90 days after approval to fund it.
| Golden Visa | Second Home Visa | |
|---|---|---|
| Basis | Securities, company formation, or qualifying property | IDR 2bn state-bank deposit or a USD 1m Hak Pakai property |
| Right fit for one villa | Rarely | Usually |
| Duration | 5 or 10 years | 5 or 10 years |
| Work rights | No | No |
What the visa gets you beyond residency
Golden Visa holders can be exempted from Bali's IDR 150,000 tourist levy, but the exemption is not automatic. It has to be applied for in advance through the Love Bali platform, at least five days before arrival, the same as other exempt categories such as KITAS holders.
Common questions
Does buying a villa in Bali qualify for the Golden Visa?
Not on its own. The property route requires an apartment under strata title, or a company structure holding Hak Guna Bangunan; a landed villa bought in the ordinary way does not count by itself.
What is the difference between the Golden Visa and the Second Home Visa?
The Golden Visa is an investment-residency scheme with several qualifying routes — securities, company formation, or a qualifying apartment. The Second Home Visa is a simpler proof-of-funds visa, usually a bank deposit or a USD 1 million Hak Pakai property, that most single-villa buyers use instead.
How much does the Golden Visa cost in Indonesia?
Reported thresholds range from USD 350,000 for a 5-year passive-investment visa to USD 5 million for a 10-year company-formation visa. Sources disagree on some figures, so confirm current numbers with BKPM or an immigration agent before relying on them.
Are Golden Visa holders exempt from Bali's tourist tax?
Yes, but only after applying in advance through the Love Bali platform. The exemption is not granted automatically on arrival.
Can I get a Golden Visa just by owning property in Bali?
Only if the property is a qualifying strata-title apartment, reportedly worth around USD 1 million, or is held through a PT PMA under the company route. A single leasehold or Hak Pakai villa does not qualify on its own.
General information, not immigration or legal advice. Golden Visa investment thresholds are reported by immigration agencies and law firms rather than confirmed here against a single official source; verify current figures with BKPM or a licensed immigration agent before committing funds.