Lucrative Passive Income
Bali’s property market is highly lucrative. Renting out your premium villa via a standard property management operator yields constant double-digit returns of 12-15% per annum backed by year-round tourism.
Bali
Dual Status
Legal long-term stay with absolutely no strict physical presence requirements.
High-Yield Investments
Bali boasts some of the world's highest rental yields, ranging from 12% up to 15% annually.
Secure Future
Robust legal protection of your assets and capital within a stable Southeast Asian nation.
1–3 mos
Processing timeline
5–10 yrs
Validity of KITAS/KITAP status
from $130k
Minimum entry threshold
up to 15%
Average real estate yield
About Program
About the Bali (Indonesia) Long-Term Residency Program
Indonesia offers unique long-term residency options on the paradise island of Bali through its Golden Visa and Second Home Visa programs. These initiatives are designed by the government to attract high-net-worth investors, entrepreneurs, and global citizens looking to contribute to the local economy. While the Golden Visa provides a prestigious 5- or 10-year status in exchange for investments in corporate shares, government bonds, or property, the Second Home Visa is tailored for those wishing to settle in Bali by demonstrating substantial financial assets. This is your ultimate legal pathway to premium living, business scaling, and seamless relocation in Southeast Asia’s prime investment hub.
Streamlined Property Purchase
Secure luxury villas and apartments under long-term Leasehold or Hak Pakai titles with full legal protection.
Tax Optimization
Opportunities to become an Indonesian tax resident while operating international businesses under favorable conditions.
Family Inclusion
Your spouse and dependent children under legal age can be fully integrated into the residency application.
Investment Options and Associated Expenses
To secure long-term status in Bali, investors can choose from several official pathways. The Golden Visa requires direct investment into the economy or luxury real estate, whereas the Second Home Visa relies on proving personal capital held in an Indonesian state-owned bank.
Please note: All financial transactions must verify through authorized Indonesian financial institutions. Foreign property ownership is subject to specific legal frameworks (Hak Pakai / Hak Sewa); a thorough legal audit of developers and contract structures is highly recommended before purchasing off-plan assets.
Option 1
Second Home Visa Program
from $130,000 (IDR 2 Billion)
- Placement of a 2 Billion IDR deposit in state-owned Indonesian banks (BNI, Mandiri, etc.)
- Alternative: proof of high-end real estate ownership in Bali of equivalent valuation
- Issued for 5 or 10 years with seamless renewal procedures
- Perfect pathway for wealthy retirees, freelancers, and global digital nomads
Option 2
Golden Visa Program — Non-Corporate Investment
from $350,000 for 5-Year Visa
- Investment of at least $350,000 in Indonesian corporate shares, mutual funds, or state bonds for 5 years
- Or an investment of $700,000 to instantly unlock 10-year residency privileges
- Acquisition of legal real estate assets (villas/apartments) directly from approved developers for equivalent amounts
- Fast-track processing at airport immigration checkpoints and exclusive VIP resident rights
Expenses
Additional fees
- State Application Fee for Second Home Visa approx. $200 per applicant
- Government Issuance Fee for 5-Year Golden Visa approx. $650 USD
- Licensed Agent Retainer Fee (Full Turnkey Service) from $2,500 to $4,500 depending on complexity
- Property Legal Due Diligence & Title Deed Registration 1.5% to 2% of the property purchase price
Key Benefits of Living and Doing Business in Bali
Outstanding Quality of Life
Immerse yourself in world-class amenities: international medical centers, highly prestigious English-speaking schools, diverse culinary venues, and an exceptional tropical climate 365 days a year.
Uncompromised Legal Security
Securing your legal residency (KITAS / KITAP) directly from the Directorate General of Immigration safeguards your hard-won capital and ensures reliable long-term stay with zero deportation risks.
● LET'S DISCUSS
Ready to discuss your application?
Our expert will answer all your questions about the program and help you choose the option that fits your situation.
Who is This Program For
Investors & Rentiers
- Existence of unencumbered funds for deposit (from $130k) or readiness to buy high-end real estate assets.
- Desire to diversify investment portfolios by accessing the rapidly growing Southeast Asian real estate markets.
Entrepreneurs & Tech Founders
- Ability to conduct operations remotely from any corner of the globe.
- A strong need for a secure premium hub in Southeast Asia with no tedious visa-run procedures.
Documents
Required Documents Checklist
- International passport valid for at least 18 months from the intended date of entry
- Personal bank statement confirming ownership of the required investment funds or liquid capital
- Curriculum Vitae (CV) and professional reference letters (depending on specific visa subcategory)
- Recent certificate of no criminal record from country of nationality (translated and apostilled)
- Property sale and purchase agreement or leasehold deed (if applying via real estate investment)
Download Guide
Download the Comprehensive Guide to Bali Real Estate & Residency
- A detailed legal review of Hak Pakai and Leasehold title ownership frameworks for foreigners in Bali as of 2026.
- An overview of the fastest-growing locations on the island: Canggu, Seminyak, Uluwatu, Sanur, Ubud.
- Step-by-step comparison of annual property maintenance fees and tax liabilities for active residents.
- Checklist for clearing state bank compliance processes when funding your investment accounts.
Stages of the Residency Acquisition Process
A step-by-step roadmap for legally securing residency in Bali — from document apostille to receiving your long-term KITAS/KITAP card from the Immigration Department.
01
Step 1: Consultation & Due Diligence
Our certified legal counsels conduct an extensive pre-screening of your documents, assist in selecting the optimal visa subcategory, and verify your proof of funds.
02
Step 2: Document Legalization & Dossier Compilation
All personal certificates are professionally translated into Indonesian or English, notarized, and apostilled. Simultaneously, we facilitate the opening of your state bank account in Indonesia.
03
Step 3: Online Visa Submission
Your complete application package is processed through the official portal of the Indonesian Directorate General of Immigration. We fully monitor and manage updates from state authorities.
04
Step 4: Visa Issuance & Biometrics in Bali
Upon securing online pre-approval, you travel to Bali. Within a few business days, we accompany you to the local immigration office for biometric capturing and final KITAS issuance.
Frequently asked questions
Yes, designated categories under the Golden Visa program authorize foreign nationals to found businesses, employ local talent, and conduct active commerce. However, direct local employment as a regular corporate hire on the island may require an additional work permit (IMTA). Our legal desk will guide you in structured business incorporation.
Yes, however, this requires delicate legal compliance. The chosen off-plan development must be fully clear of zoning issues (featuring verified PBG/SLF licenses) and acquired from highly reputable developers. Visa submission is processed once standard verification documents of deposit transfers or legally binding transaction steps are certified.
One of the standout benefits of both the Golden Visa and Second Home initiatives is the lack of strict physical presence requirements in Indonesia. You are entirely free to reside abroad, provided that your underlying investment assets (bank deposit or active real estate titles) remain fully maintained for the duration of the status.
Acquiring mortgages from local commercial banks is exceptionally difficult for foreign nationals without permanent resident status (KITAP). Furthermore, the required investment funds utilized to qualify for long-term residency must consist entirely of the applicant's paid-up equity and show clear origins free of domestic debt obligations.
No, Golden Visa and Second Home programs do not grant a direct or automated pathway to acquiring Indonesian citizenship. Crucially, Indonesia does not recognize dual citizenship under its basic law. While naturalization is theoretically possible after multiple consecutive years under a permanent KITAP, requirements are extremely strict (such as language tests) and physical asset ownership offers no guarantees.
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Leave a request — we will tell you about the program, answer your questions and help you choose the best path.
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Full cycle of services: from purchase and rental to management and resale
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Professional legal consultations on real estate transactions
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Residency and citizenship programs through investment
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Strategies for preserving and growing capital through real estate investments with maximum returns
Analytics
Detailed analysis of real estate markets and investment opportunities
Technology
Tools for fast search and project comparison to provide the most up-to-date information
Experts team in Bali
Elena Chernysheva
Luxury Property Specialist
Off-plan and re-sale property
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Relocation of a restaurateur family from Germany to Bali for 5 years
Michael and his spouse were eager to relocate to Bali while remotely managing their business in Munich. We conceptualized a Second Home Visa strategy backed by buying a premium $220,000 villa in Canggu with a 35-year Leasehold contract. Our legal desk compiled the entire documentation within 4 weeks, conducted deep due diligence on the developer, and submitted the case online. The family successfully received 5-year residency cards allowing unlimited entry.
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Entrepreneur, Munich
Securing a 10-year Golden Visa for a venture investor from Kazakhstan
Askar, a venture capitalist, required a seamless long-term Asian residency permit to travels back and forth without administrative bottlenecks. We curated a 10-year Golden Visa application backed by a $700,000 investment deposit placed at BNI Bank in Bali. Our company coordinated the investment account opening, remote foreign exchange conversion, and local bank compliance audits. Askar's prestigious visa was greenlighted within just 3 weeks.
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