Bali Retirement Visa, Second Home Visa or Golden Visa: Which Fits a Property Owner?

Buying property in Bali does not by itself give you a visa or the right to live there. Owners who want to stay long term usually choose between the Bali retirement visa (a retirement KITAS for applicants aged 55 and over), the Second Home Visa (backed by funds held in an Indonesian state bank) and the Golden Visa (backed by a qualifying investment). Seasonal owners often manage with visit visas. Residency also affects ownership: Hak Pakai title requires valid immigration documents, and in practice a residence permit makes the application much simpler. A leasehold needs neither.

Does owning property in Bali give you the right to live there?

No. Indonesian immigration law treats property ownership and the right to stay as two separate questions. Signing a lease, buying a villa or holding a strata unit gives you a property right; it does not give you a visa, a KITAS (a limited stay permit) or a KITAP (a permanent stay permit). The legal framework for staying is set by Law No. 6 of 2011 on Immigration, as amended by Law No. 63 of 2024, and by Minister of Law and Human Rights Regulation (Permenkumham) No. 22 of 2023 on Visas and Stay Permits, as amended by Permenkumham No. 11 of 2024.

Only two of the long-stay routes mention property at all, and both refer to an apartment or strata unit (rumah susun or apartemen) above a set value, not to a villa or a leasehold. We say this plainly to buyers who ask: HQC's current projects are sold on leasehold, and buying a leasehold unit, including one of ours, does not qualify anyone for a visa. The visa decision should be made on its own merits, with the official source in front of you.

What is the Bali retirement visa (retirement KITAS) and who qualifies?

The Bali retirement visa is the common name for Indonesia's retirement stay permit, officially the Second Home Visa for older applicants (Visa Rumah Kedua Lansia). Under the visa classification issued by the Minister of Immigration and Corrections in 2025 (Kepmen No. M.IP-08.GR.01.01/2025), the minimum age is 55. Many older guides still say 60; that was the earlier rule. As of 2026 there are two versions.

E33F: the one-year retirement KITAS with a sponsor

The E33F retirement visa gives a one-year stay permit that can be extended online. It requires a sponsor, usually a licensed visa agency. The applicant shows a passport valid for at least six months, a three-month bank statement above a minimum balance, and proof of a monthly pension or income above a threshold set by Immigration. The official page lists a single government fee for the year, covering the visa, verification, the stay permit and a re-entry permit. Sponsors sometimes add their own conditions, such as a one-year rental agreement, health insurance or employing a local helper. Those are sponsor practice rather than the national rule, so ask which is which.

E33E: the five-year retirement permit without a sponsor

The E33E retirement visa, often called the Silver Hair visa, is for applicants aged 55 or older and needs no individual or company sponsor. Instead, the applicant gives an immigration guarantee: a commitment to keep funds above a set amount in their own account at a state-owned Indonesian bank, fulfilled and reported within 90 days of arrival. The same monthly income test applies. The first stay permit runs up to 5 years and can be extended to a maximum of 10. One government fee covers the full permit period, and the stay permit is issued automatically at the immigration checkpoint when you enter.

How does the Indonesia Second Home Visa work?

The Indonesia Second Home Visa (index E33) is the main long-stay route with no age limit and no sponsor. It was designed for foreigners who want to spend long periods in Indonesia without working locally. The first stay permit runs up to 5 years and can be extended, to a maximum of 10 years in total.

Within 90 days of entry, the holder must provide one of two guarantees: funds above a set amount in their own name at a state-owned Indonesian bank, or the purchase of an apartment or strata unit above a set value. The official page publishes both thresholds in a foreign currency, so we do not restate them here; read them on the Immigration page on the day you apply. One government fee covers the first permit period, and each accompanying family member (spouse, children or parents) applies separately with a lower fee, according to the official eVisa FAQ.

What is the Indonesia Golden Visa?

The Indonesia Golden Visa is an investment-based residence permit launched by President Joko Widodo on 25 July 2024. It gives a stay permit of 5 or 10 years, family members can be included, and the permit is issued at the port of entry rather than through an office application. There is no separate Bali Golden Visa: the national permit applies in Bali as anywhere else.

For an individual investing without setting up a company (index E28C), the 5-year permit requires a set investment in Indonesian government bonds, shares of listed companies or mutual funds; the 10-year permit requires a larger investment in the same instruments, or ownership of an apartment or strata unit above a set value. Investors who set up a company in Indonesia (E28B) face higher thresholds tied to the company's investment. The government fee for the 10-year permit is higher than for the 5-year one. The official Golden Visa guide states that holders may apply for permanent residence after living in Indonesia for three years; confirm the current rule before relying on it.

Retirement visa vs Second Home Visa vs Golden Visa: how do they compare?

If you work remotely for a company outside Indonesia, there is also a Remote Worker visa (E33G): one year, extendable, with no sponsor, an annual income test and an employment contract with a foreign company. It does not allow work for Indonesian clients.

How does residency connect to Hak Pakai and leasehold ownership?

The two ownership structures foreigners use most in Bali relate to residency differently. A leasehold (Hak Sewa) is a contract to use property for a fixed term, and it needs no residence permit at all: many owners hold a leasehold and visit on ordinary visas. Hak Pakai, the right to use, is a registered title that a foreign individual may hold for a residential house or a strata unit under Government Regulation (PP) No. 18 of 2021, Article 69, provided the foreigner holds immigration documents (a visa, passport or stay permit, per the regulation's elucidation). The land ministry also sets a regional minimum value for homes bought by foreigners, under Kepmen ATR/BPN No. 1241/SK-HK.02/IX/2022.

In practice, a residence permit makes a Hak Pakai application materially simpler. What no visa changes is the core rule: foreigners cannot hold Hak Milik, Indonesia's freehold right. Our guides on leasehold, Hak Pakai and PT PMA structures and leasehold vs freehold in Bali cover the structures in detail, and the step-by-step guide to buying as a foreigner shows where each check fits.

Tax is a separate question again. Under Indonesian rules, an individual generally becomes tax resident by spending more than 183 days in Indonesia in a 12-month period or by showing an intention to reside, as summarised by PwC Worldwide Tax Summaries. The visa type does not by itself decide tax status. The 183-day test and the intention to reside do, and holding a long-stay permit can count as evidence of intention. Take tax advice before you plan a long stay.

Which visa suits a villa owner who spends a few months a year in Bali?

Many owners do not need a residence permit at all. For seasonal stays, the options as of 2026 are:

• The electronic visa on arrival (e-VOA): 30 days, extendable once by 30 days.
• The C1 single-entry visit visa: 60 days, extendable up to 180 days in total, and convertible to a stay permit.
• The D1 multiple-entry visit visa: valid for 1, 2 or 5 years, with up to 60 days per arrival (extendable to 180 days in total). It cannot be converted into a residence permit, and it requires an official letter or a family statement showing your connection to Indonesia, so check eligibility before relying on it.

A simple rule of thumb: if you plan one or two trips of under two months each year, a visit visa is usually enough. If you plan to spend most of the year in Bali, or want Hak Pakai title, a long-stay permit is worth comparing. In our sales work, buyers usually settle the ownership structure first and then choose a visa for how many months they will actually spend here. Staying past a permit's expiry is fined per day and can lead to deportation, so track your dates.

Frequently asked questions

Does buying property in Bali give you residency?

No. Buying a villa, apartment or leasehold in Bali does not give you a visa or residency. You apply for a stay permit separately, and only two permits, the Second Home Visa and the 10-year Golden Visa, accept a qualifying apartment or strata unit as the guarantee.

What is the age requirement for the Bali retirement visa?

As of 2026, the minimum age is 55, under the visa classification issued in 2025. Older sources say 60, and some sponsors still apply stricter criteria of their own, so confirm with the sponsor or on the official Immigration page.

Can foreigners live in Bali long term?

Yes. Foreigners can live in Bali long term on a residence permit such as the retirement KITAS, the Second Home Visa, the Golden Visa or a work-based KITAS. The Second Home Visa starts at up to 5 years and can reach 10 in total; the Golden Visa is issued for 5 or 10 years depending on the investment.

Do I need a KITAS to own a house in Bali?

Not for a leasehold, which needs no residence permit. For Hak Pakai title, PP 18/2021 requires a foreigner to hold immigration documents, which include a visa, passport or stay permit; in practice a KITAS makes the application simpler.

Is there a separate Bali Golden Visa?

No. The Golden Visa is a national Indonesian residence permit launched on 25 July 2024, and it applies in Bali as in the rest of the country.

Can I work in Bali on a retirement or Second Home Visa?

Not freely. The one-year retirement KITAS does not allow work. The official pages for the five-year retirement permit and the Second Home Visa allow additional activities only after a dual-activity report to the immigration office, and local employment needs its own work permit. Remote work for a foreign employer has its own permit, the E33G Remote Worker visa.

If you are weighing a Bali property against how long you plan to stay, it helps to decide the ownership structure and the visa route together. Read why investors choose Bali, see who we are, or talk to the HQC team and request the project catalogue with the tenure terms of each project.