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Living
Visas and KITAS: the basics for property buyers and renters
Which permit lets you stay, which lets you hold Hak Pakai, and which lets you work — and where each one stands as of September 2026.
Updated 24 September 2026 · 5 min read
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The permit map: which KITAS does what
Renting and holding a leasehold do not depend on your visa. Everything else does, and the permits are sponsored differently enough that picking the wrong one wastes months.
| Permit | Who it’s for | Typical duration |
|---|---|---|
| Tourist e-VOA | Short stays; renting, not buying or working | 30 days, extendable once |
| E23 Work KITAS | Employed by an Indonesian company | 6–24 months, renewable annually |
| E28A Investor KITAS | Shareholder with IDR 10bn+ in a PT PMA | Up to 2 years, renewable |
| E28B Golden Visa | High-net-worth investors (reported) | 5–10 years (reported) |
| E31 Family KITAS | Spouse or child of a citizen or KITAS holder | Matches the sponsor’s permit |
| E33F Retirement KITAS | Age 55+, proof of income | 1 year, renewable |
| E33G Remote Worker | Foreign income of USD 60,000/yr; USD 2,000 over 3 months (imigrasi.go.id) | 1 year, extendable — mechanism unsettled |
| E33 Second Home | IDR 2bn deposit or USD 1m property (reported) | 5 years + 5 |
Long-term villa rentals in Bali
See all 156 →- 47% below the median price of 14 similar 3-bd rentals in Pererenan (±50% size): Rp 68.500.000.
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Permit and property, which depends on which
Hak Pakai is a right granted to foreign residents, and residence is evidenced by the permit — this is the main reason people who intend to hold Hak Pakai care about permit continuity in a way that renters do not. A leasehold has no such dependency: it is a contract, and it survives whatever happens to your visa, provided you remain able to enter and use the property.
A PT PMA’s Hak Guna Bangunan is different again — the company holds the title, not you personally, so the company’s standing matters more than any individual shareholder’s permit, though the Investor KITAS route ties a specific residence permit to a specific shareholding.
What renting requires versus what buying requires
Renting requires no permit beyond lawful presence — a tourist entry is enough for a short-term let, and most landlords ask for nothing more than a passport and a signature. A leasehold purchase is a contract, not a title, so it does not require a residence permit either, though most buyers arrange one anyway because they intend to live in what they’ve bought. Hak Pakai and the Investor KITAS route are the two paths that genuinely require a specific permit as a precondition, not an afterthought.
Renewing versus switching categories
Renewing a KITAS in the same category is usually the simpler process — same sponsor, same paperwork, refreshed dates. Switching categories, such as moving from a retirement KITAS to an Investor KITAS after forming a PT PMA, is a fresh application in substance even if it happens without leaving the country, and it does not carry over time already accumulated toward a KITAP.
This matters for timing: if a change in your circumstances is coming — a company forming, a marriage, a retirement date — start the new application before the old permit lapses rather than assume a grace period exists between the two.
Immigration rules change faster than land law
Immigration rules change more often than land law, and the E33G’s own extension question is a live example: the rule exists, but the mechanism to use it does not yet have settled published practice. Treat any specific duration, fee or income threshold you read online, including here, as a prompt to check the current rule with a licensed agent or immigration office rather than as the rule itself.
Common questions
Do I need a KITAS to rent a villa in Bali?
No. Renting requires only lawful presence. A KITAS matters for working, for longer sponsored stays, and for holding Hak Pakai.
Can I buy property on a tourist visa?
You can enter into a leasehold on a tourist entry. Hak Pakai requires a residence permit, and a PT PMA has its own capital and licensing requirements independent of your personal visa.
What’s the difference between a KITAS and a KITAP?
A KITAS is a limited-stay permit, renewed on a fixed cycle. A KITAP is a permanent-stay permit, generally reached after several consecutive years on certain KITAS categories, and it extends Hak Pakai’s typical term.
Can the E33G remote-worker permit be extended?
Immigration’s own site states it can be — ‘dapat diperpanjang’ — but the mechanism and the maximum total stay it allows are not clearly published. Confirm current practice before assuming continuous long-term residence on this route.
Does a KITAS let me work in Bali?
Only if it’s the right category. An E23 work KITAS is tied to a specific employer and job; a retirement, remote-worker or Second Home KITAS does not authorise local employment.
Does time on a KITAS count toward permanent residency (KITAP)?
Generally only within the same category, after several consecutive years — switching categories partway through typically does not carry that time forward. Confirm the current consecutive-year requirement for your specific KITAS type with a licensed agent.
Looking for a home in Bali?
Tell the Baliestate assistant your budget and dates. It replies in minutes with homes that fit and books the viewings.
Immigration requirements and durations change frequently, and several figures above are reported rather than confirmed against a primary regulation. Confirm current rules with a licensed agent or immigration office before relying on any of them.