Best Visa Option
Second Home
B517 — 5 or 10 year stay
Best Ownership
PT PMA
Via foreign-owned company (HGB)
Arrive Bali
9d
Est. late June / July 2026
Videos (7-day window)
3
Property + pet channels
Key points for this move:
Foreigners cannot hold Hak Milik (freehold) directly. The two clean paths are Hak Pakai (personal right-to-use, requires KITAS, residential only) and PT PMA + HGB (foreign company holds building rights, suitable for investment/rental property). The Second Home Visa (B517) is the most practical long-term stay visa for this profile — 5 or 10 years, no work permit needed, renewable, valid for property scouting and ownership. The nominee structure (putting property in an Indonesian citizen's name) is illegal and has resulted in total asset loss for foreigners.
Foreigners cannot hold Hak Milik (freehold) directly. The two clean paths are Hak Pakai (personal right-to-use, requires KITAS, residential only) and PT PMA + HGB (foreign company holds building rights, suitable for investment/rental property). The Second Home Visa (B517) is the most practical long-term stay visa for this profile — 5 or 10 years, no work permit needed, renewable, valid for property scouting and ownership. The nominee structure (putting property in an Indonesian citizen's name) is illegal and has resulted in total asset loss for foreigners.
Indonesia Arrival Card + IDR 150,000 Tourist Levy
All visitors must complete the "All Indonesia" digital Arrival Card before landing at DPS. A IDR 150,000 (~USD $9) Bali tourist levy applies at Ngurah Rai airport (DPS) — pay online before travel or at kiosk on arrival. Link: lovebali.baliprov.go.id
All visitors must complete the "All Indonesia" digital Arrival Card before landing at DPS. A IDR 150,000 (~USD $9) Bali tourist levy applies at Ngurah Rai airport (DPS) — pay online before travel or at kiosk on arrival. Link: lovebali.baliprov.go.id
Visa Options for Long-Term Stay / Property Buyers
| Visa | Duration | Fit | Notes |
|---|---|---|---|
| Second Home Visa (B517) | 5 or 10 years | Best fit | Launched 2022. Deposit ~USD $130,000 in an approved Indonesian bank OR purchase qualifying property (minimum values: apartment ~IDR 5B / USD $330K, house ~IDR 10B / USD $660K -- values vary by regulation). No work permit. Can be extended. Multiple re-entries permitted. Does NOT allow direct property ownership (still need Hak Pakai or PT PMA structure). Processed via DGIM (Direktorat Jenderal Imigrasi). |
| Investment KITAS (B214) | 1-2 years (renewable) | Viable if PT PMA | Tied to a PT PMA (Penanaman Modal Asing) foreign-owned Indonesian company. Company must have minimum paid-up capital and registered investment plan with BKPM/OSS. Provides work rights and allows Hak Guna Bangunan (HGB) property rights via the company. More complex and ongoing compliance required. |
| Retirement KITAS | 1-2 years (renewable) | Age-dependent | For applicants 55+ years old. Requires proof of passive income (approx USD $18,000/yr), no work rights, must employ one Indonesian household staff member. Health insurance and bank account in Indonesia required. |
| B211A Tourist / Visa on Arrival | 30-60 days | Entry only | Standard tourist entry. 30 days, extendable once to 60 days. Cannot be used to establish residency, purchase property, or run a business. Useful for scouting trips and due diligence visits while longer-term visa is arranged. |
Processing tip: The Second Home Visa can be applied for via a local
Bali immigration lawyer or PPJK agent (~USD $1,500–$3,000 in fees) or directly through DGIM online.
Bring proof of the USD $130,000 deposit in an Indonesian bank account OR property purchase deed.
If scouting on a tourist visa first, do not apply for the Second Home Visa while on a tourist entry —
exit first and re-apply from outside Indonesia or at a consulate to avoid complications.
Property Ownership Structures for Foreigners in Bali
| Structure | Eligible Holder | Verdict | Notes |
|---|---|---|---|
| Hak Pakai (Right to Use) | Foreigners with KITAS/KITAP | Recommended for residence | Foreigners can hold Hak Pakai directly in their own name if they hold a valid KITAS or KITAP. Initial term: 30 years. Extendable by 20 years, then renewed for 30 more (total ~80 years). Applies to residential land only. Cannot be used for commercial or villa-rental property. If KITAS lapses, Hak Pakai may revert to Hak Milik (freehold) held by Indonesian citizen. |
| PT PMA + HGB (Building Rights) | Foreign-owned Indonesian company | Best for investment/rentals | Set up a PT PMA (foreign-owned company) registered with BKPM/OSS. The company holds Hak Guna Bangunan (HGB) -- building rights on state or private land -- for 30 years, extendable. Can be used for villa rentals, commercial property, and multiple parcels. Requires minimum investment (generally IDR 10B+ paid-up capital for most sectors), ongoing compliance, annual reporting. Recommended route for investment properties. |
| Leasehold (Hak Sewa) | Anyone | Simple but no ownership | Long-term lease of land from an Indonesian landowner. Typically 25-30 years with extension options. No ownership -- you lease the land and own only the building. Lower entry cost, faster to execute. Good for initial period while establishing KITAS/PT PMA. Risk: lessor dies, land dispute, unclear title. |
| Nominee Structure | N/A | AVOID -- illegal | Using an Indonesian citizen's name to hold Hak Milik (freehold) on behalf of a foreigner. Explicitly illegal under Indonesian property law. Property can be seized, no legal recourse. Several high-profile cases of nominees claiming full ownership. Do not use this structure. |
Due diligence checklist before any purchase:
1. Verify land certificate type at ATR/BPN (National Land Agency) — must be Hak Milik or HGB, not Hak Adat (communal).
2. Confirm no encumbrances (mortgages, court orders) via BPN records.
3. Check zoning: residential (permukiman), green belt (hijau), or tourism (pariwisata) — affects building permits.
4. PPJB (Sale and Purchase Agreement) signed with local notaris (PPAT) — not just a private agreement.
5. Engage PPAT notaris registered in the relevant kabupaten (regency). Canggu = Badung, Ubud = Gianyar.
6. Confirm water rights (subak system in rice-field areas) if applicable.
1. Verify land certificate type at ATR/BPN (National Land Agency) — must be Hak Milik or HGB, not Hak Adat (communal).
2. Confirm no encumbrances (mortgages, court orders) via BPN records.
3. Check zoning: residential (permukiman), green belt (hijau), or tourism (pariwisata) — affects building permits.
4. PPJB (Sale and Purchase Agreement) signed with local notaris (PPAT) — not just a private agreement.
5. Engage PPAT notaris registered in the relevant kabupaten (regency). Canggu = Badung, Ubud = Gianyar.
6. Confirm water rights (subak system in rice-field areas) if applicable.
Maizie — Indonesia / Bali Pet Import
Note: Bali is NOT rabies-free.
Bali has been endemic for rabies since 2008. Bringing a dog FROM the US (rabies-controlled) into Bali is
lower risk from a biosecurity standpoint than the reverse, but Indonesian authorities still require
standard rabies documentation. Requirements are significantly less stringent than DAFF (Australia)
but must still be completed properly.
Entry airport for Bali: Ngurah Rai International (DPS), Denpasar.
Entry airport for Bali: Ngurah Rai International (DPS), Denpasar.
| Phase | Target | Notes |
|---|---|---|
| Rabies Vaccination (current) | Aug 01, 2026 (40d) | Must be current at time of travel. Indonesia requires vaccination within 30 days to 12 months of entry date. |
| Microchip Verify (ISO) | Aug 01, 2026 (40d) | ISO 11784/11785 microchip required. Same chip as used for Australia DAFF process. |
| Health Certificate (USDA endorsed) | Sep 01, 2026 (71d) | USDA-accredited vet health certificate, government-endorsed. Within 10-14 days of travel. |
| Indonesia Import Permit (BARANTAN) | Sep 01, 2026 (71d) | Apply to Badan Karantina Pertanian (BARANTAN) for import approval. Submit via online portal before travel. |
| Quarantine at Arrival | Sep 15, 2026 (85d) | Typically 3-7 days at Denpasar (DPS) or Jakarta (CGK) agricultural quarantine. Bali: Ngurah Rai airport DPS. |
Coordination with Australia DAFF timeline:
If Maizie is coming to Bali as a stopover or temporary stay before Australia, note that any exposure to rabies-endemic Bali could complicate the DAFF RNATT process. DAFF's 180-day residency clock requires the dog to remain in an approved country. Consult a DAFF-registered veterinarian about implications of Bali transit before committing to this path. The safest approach is: Maizie goes directly to Australia (MEL only) without Bali transit.
If Maizie is coming to Bali as a stopover or temporary stay before Australia, note that any exposure to rabies-endemic Bali could complicate the DAFF RNATT process. DAFF's 180-day residency clock requires the dog to remain in an approved country. Consult a DAFF-registered veterinarian about implications of Bali transit before committing to this path. The safest approach is: Maizie goes directly to Australia (MEL only) without Bali transit.
Podcasts — Bali Expat Life & Relocation
Our Year in Bali
Family relocation to Bali — 24 episodes active through June 2026, practical visa and life tips
🎧 Listen on Apple Podcasts🎙 Retiring in Bali: Why We Left Australia and Have Zero Regrets
Jun 14, 2026
Thinking about retiring in Bali?In this interview, Janine, a client of Our Year in Bali, shares her honest experience after leaving Australia and relocating to Bali with her husband. After more than a
🎙 Moving to Bali with Teens? Inside Green School Bali's Upper Years Programme
Jun 14, 2026
What if school prepared teenagers for real life, not just exams?If you're researching international schools in Bali, planning a move to Bali with kids, or exploring alternative education options,
🎙 Family Relocation to Bali: How One Australian Family of 5 Found Their Dream Lifestyle
Jun 14, 2026
In this episode, Simone, founder of Our Year in Bali sits down with her client, Ella, who relocated from Australia to Bali with her husband and three young children. From navigating housing challenges
🎙 Cost of Living in Bali: How Much Money Do You Really Need?
Jun 08, 2026
It's one of the most common questions we hear from people planning a move to the island — and the answer isn't always straightforward.The cost of living in Bali can vary significantly dependin
🎙 Family Relocation to Bali: How One Australian Family of 5 Found Their Dream Lifestyle
Jun 08, 2026
In this episode, Simone, founder of Our Year in Bali sits down with her client, Ella, who relocated from Australia to Bali with her husband and three young children. From navigating housing challenges
The Bali Podcast
Expat life in Bali — visas, property, lifestyle, community
🎧 Listen on Apple PodcastsNo recent episodes — check back later.
Life on the Ground — Bali Practical Guide
Area Comparison
| Area | Character | Villa / Month (USD) | Internet | Notes |
|---|---|---|---|---|
| Canggu | Digital nomad hub | $800–1,800 | Fiber (IndiHome) | Busiest expat community |
| Ubud | Arts / wellness | $600–1,500 | Variable | Slower pace, cooler climate |
| Seminyak | Upscale / nightlife | $1,200–2,500 | Good | Strong dining + shopping |
| Jimbaran | Quiet / upscale | $900–2,000 | Good | Near airport (DPS) |
| Uluwatu | Cliffs / surf | $700–1,600 | Patchy | Remote feel |
| Sanur | Expat families | $800–1,600 | Good | Calm beach, family-friendly |
Healthcare Contacts
BIMC Kuta: +62 361 761263 — most-used expat hospital, English-speaking staff.
Siloam Bali: +62 361 779900 — larger facility, Denpasar.
Kasih Ibu Denpasar: +62 361 223036 — central Denpasar, good general care.
International insurance recommendation: GeoBlue, Cigna Global, or Allianz Care. Local Indonesian insurance does not cover evacuation or complex specialist care. Confirm your policy covers Bali and includes medical evacuation to Singapore if needed.
Banking & Money
Use Wise for USD → IDR transfers — avoid Western Union (high fees) and airport exchange booths. For cash, BCA and Mandiri ATMs are the most reliable and have the best rates for foreign cards.
Reference rate: ~16,300 IDR/USD (verify before transacting). A local BCA account is useful for longer stays — requires KITAS and local address.
⚠ Maizie — Rabies Endemic Zone + DAFF Impact
Bali is rabies-endemic since 2008. Any time Maizie spends in Bali may complicate her DAFF RNATT classification for Australia entry. DAFF's 180-day residency window requires the dog to remain in a rabies-controlled country. Verify with a DAFF-registered vet before bringing Maizie to Bali under any circumstances.
English-speaking vets in Bali:
Sunset Vet Kuta: +62 361 762617
Bali Vet Clinic, Seminyak (call ahead — no walk-ins)
Animal Clinic Ubud, Jl. Raya Ubud area
Maintain all Australian import documentation even if Bali is only a stopover — DAFF compliance cannot restart.
Connectivity for Remote Work
Canggu and Seminyak have the most reliable fiber (IndiHome/MyRepublic) and coworking options: Dojo Canggu, Outpost Canggu/Ubud, Finns Rec Club. Ubud internet is more variable — test your villa before committing.
SIM card: Telkomsel for best island-wide coverage. Always carry a Telkomsel SIM as a mobile hotspot backup. A VPN is recommended for accessing US services from Indonesia.
Weather & Dengue
Dry season: May–October — best time to move and settle in. Wet season: November–April. Dengue fever peaks January–March.
Use DEET-based repellent daily, eliminate standing water around your villa, and screen windows. Heartworm prevention for Maizie is required year-round — mosquito-borne heartworm is endemic in Indonesia.
Official Resources & References
Visas
Property
- BKPM/OSS -- PT PMA Investment Registration
- ATR/BPN -- Land Certificate Agency
- Rumah123 -- Bali Property Listings
- Dot Property Bali
Maizie
- BARANTAN -- Agricultural Quarantine (Pet Import)
- Indonesia Pet Import Requirements (USDA summary)
- Sunset Vet Kuta (+62 361 762617)