Visa and buying property in Bali: what is connected, and what is not

The short answer

• Buying property in Bali, leasehold included, does not grant, speed up or replace a visa or a stay permit on its own. None of the statuses below requires a purchase as a condition.
• The reverse does not hold either: buying a leasehold, or buying through a PT PMA, needs no visa or stay permit. A residency requirement attaches to exactly one ownership form, Hak Pakai, and it runs from status to title, not the other way round.
• Property ownership shows up only as one alternative inside two visa programs, the Second Home Visa and the ten-year tier of the Golden Visa, and both times the property has to be an apartment or condominium, not a landed villa.
• The other three visas covered below, including the remote-worker visa and the retirement visa, do not mention property as a condition at all.

Why these are two separate questions

The right to buy a leasehold in Bali under current Indonesian law has nothing to do with stay permit status. The notarized lease that most objects in our catalogue are sold under rests on the Civil Code and the Agrarian Law's right of lease: it is a contract right, not a land title, and the law asks the tenant for no visa, no KITAS and no residency. We cover this in detail, including how tourist-passport purchases are handled, in our article on leasehold versus freehold, linked below. The one ownership form that genuinely needs a status is Hak Pakai, the registered right to use: the regulation requires the holder to have immigration documents recognized under Indonesian law, in practice a KITAS or KITAP (Government Regulation 18 of 2021, Article 69). That is the exception, not the rule, and it runs in one direction only: status first, title after.

E33G: the remote-worker visa

Index E33G, the remote-worker visa, lets a foreigner stay in Indonesia to carry out duties for a company established outside Indonesia; no local sponsor is needed. The specific requirement, per the visa page on imigrasi.go.id, checked August 2026, is a bank statement evidencing salary or income of at least US$60,000 per year, plus an employment contract with a company established outside Indonesian territory. The first grant runs up to one year and is extendable online; the visa itself stays valid for 90 days from issuance if unused.

• What it forbids outright, on the same page: overstaying, doing work that does not match the permit, and selling goods or services except where the job itself requires it. In other words this is a visa for working for a foreign employer, not a permit for local employment or commercial activity inside Indonesia.
• Legal basis named on the page: Permenkumham (Minister of Law and Human Rights Regulation) 22 of 2023 on Visas and Stay Permits, as amended by 11 of 2024, and Government Regulation 45 of 2024 on PNBP tariffs.
• Property does not appear in E33G's requirements at all, not as a condition and not as an alternative. A claim circulates online that these rules are under inter-agency review as of August 2026; we found no dated official statement to that effect after checking imigrasi.go.id, ANTARA and detik.com's own coverage tags for this topic, so we describe the rule as it stands today, with no forward-looking claim.

Second Home Visa: a deposit or an apartment

The Second Home Visa, index E33, offers two alternative financial routes, neither needing a sponsor: a personal bank statement showing at least US$130,000 held at a state-owned bank, or proof of owning an apartment or condominium, rumah susun atau apartemen, in Indonesia worth at least US$1,000,000 (imigrasi.go.id, visa page E33, checked August 2026). The first grant runs up to five years, extendable, with total stay under this visa capped at ten years. The financial guarantee has to be reported to the issuing immigration office within 90 days of entry and kept at no less than the declared value for the life of the permit.

Golden Visa: investor tiers, and what PFII actually is

A "Golden Visa" is not one program with one number, it is a family of codes at very different thresholds. The individual route with no company involved, index E28C, works like this: the five-year visa asks for at least US$350,000 in Indonesian government bonds, listed-company shares or mutual funds; the ten-year visa asks for at least US$700,000 in the same instruments, or ownership of an apartment or condominium worth at least US$1,000,000 (imigrasi.go.id, visa page E28C, checked August 2026). No sponsor is required either way. A landed villa, under any title, fits neither the bond route nor the apartment route: both texts name rumah susun atau apartemen specifically, a unit in a multi-story building.

Two further Golden Visa tiers are tied to forming a company, not to a personal purchase: E28B, setting up a new Indonesian company, needs committed capital of at least US$2,500,000 for the five-year visa or US$5,000,000 for the ten-year visa; E28D, a branch or subsidiary of an existing foreign company, needs an investment of at least US$25,000,000 for five years or US$50,000,000 for ten (imigrasi.go.id, visa pages E28B and E28D, checked August 2026). That is business scale, unrelated to an ordinary home purchase.

PFII, the Indonesia International Financial Center, keeps coming up as "a preferential visa for Bali property buyers," and the wording matters here. On 21 July 2026 the DPR approved the PFII bill in a plenary session (ANTARA, 21 July 2026); an official law number and a presidential signing date did not turn up in the sources checked, so this article states only that the bill passed at that plenary vote and stops there. On 14 August 2026, in remarks on the 2027 state budget, President Prabowo Subianto named Jakarta as PFII's site for now and described Bali as planned for later, "once we can open it" (ANTARA, 14 August 2026), a conditional statement, not an operating zone. PFII's stated facilities, "golden visa, immigration, employment, licensing and residency" (ANTARA, 20 July 2026), are not tied to a named beneficiary in that sentence; read alongside the same report's framing of PFII as courting national and international financial-sector business, these facilities point to entities and professionals inside the financial center, not to an outside property buyer. We do not connect this to a Bali property purchase, because no source we checked does either.

The visa for buyers 55 and older

The retirement visa, index E33E, titled "Visa Rumah Kedua Lansia Untuk 5 Tahun" (Second Home for the Elderly, 5 Years) on the immigration service's own visa page, is for foreigners aged 55 or older; no sponsor is required. The specific requirement, per the visa page, imigrasi.go.id, checked August 2026: a deposit of at least US$50,000 in the applicant's own account at a state-owned bank, reported to the issuing immigration office within 90 days of entry, plus documented income or an allowance of at least US$3,000 per month. The first grant runs up to five years, extendable, with total stay capped at ten years. Some market sources describe a choice between buying or renting a home to qualify for this visa; neither the current visa page nor the base regulation it cites, Permenkumham 22 of 2023, Berita Negara RI 2023 No. 651, text checked on peraturan.go.id in August 2026, shows that choice, so we do not repeat it as a confirmed rule.

The one real link: Hak Pakai and stay permit status

Of everything covered above, exactly one mechanism genuinely connects a property title to stay permit status, and that is Hak Pakai, the registered right to use, the only land right a resident foreigner can hold personally. Government Regulation 18 of 2021, Article 69, requires the holder to have immigration documents recognized under Indonesian law, in practice a KITAS or KITAP; we cover the title itself and its terms in our article on leasehold versus freehold. The direction matters here: you need the stay permit status first, and Hak Pakai becomes available after. A purchase never produces that status on its own.

For a leasehold, which most of A&J's catalogue is sold under, that link does not apply at all: the notarized lease asks the buyer for no visa and no stay permit. Practice on tourist-passport purchases varies and is confirmed case by case with the notary, which we cover separately in the leasehold versus freehold article, but the stay permit requirement itself simply does not attach to a lease contract.

What this means for your buying brief

• Do not buy property to get a visa: none of the five visas above requires a purchase, and where property does appear as one route, Second Home, the ten-year Golden Visa, it has to be an apartment, not a landed villa.
• If the goal is relocation and a legal stay, build the visa route separately from the purchase: E33G for remote work, Second Home or Golden Visa for a financial threshold, E33E for age 55 and older, and only once that status is residency-grade does Hak Pakai come into reach.
• If the goal is a leasehold villa for yourself or to let, you need no stay permit status for that: it is a separate, self-standing contract.
• PFII and "Golden Visa" headlines about Bali do not, as things stand, add up to a preferential visa route for an ordinary property buyer: the stated facilities are addressed to entities and professionals inside the zone, and the zone itself is not open on Bali yet.
• The exact visa route for your situation is confirmed by an immigration consultant; we say so plainly whenever an official source does not back up a common version of a rule.