Visas
Investor KITAS, second home visa or retirement KITAS: which fits a property buyer?
In short: you do not need a visa to buy a lease in Lombok, but you need a residence permit (KITAS or KITAP) to hold Hak Pakai title in your own name and to live here long-term. For most property buyers, the choice is between three permits: the second home visa (about US$110,000 in an Indonesian bank account, up to five years), the retirement KITAS (55 or over, with a foreign pension), and the investor KITAS (a personal stake of IDR 10 billion in a PT PMA). The golden visa sets higher bars and rarely suits villa buyers.
Visa rules in Indonesia change often, so treat the figures below as a starting point, current as of October 2026, and confirm them with a licensed immigration agent before you apply. Rupiah amounts are converted at about IDR 18,000 to the US dollar.
Why your visa matters for your property
- Leasehold: no residence permit needed. You can sign, hold and rent out a lease on a tourist visa or from abroad.
- Hak Pakai: a valid KITAS or KITAP is required to acquire the title and to extend it, and heirs need one to keep it. See our guide to the ownership routes.
- PT PMA: the company holds the land, so no visa is needed to own shares, but you will need a suitable permit to live here and run the business.
The second home visa
Designed for financially independent foreigners who want to spend long periods in Indonesia without working here.
- Funds: a personal bank account holding at least IDR 2 billion (about US$111,000) or the equivalent (Immigration e-Visa FAQ).
- Stay: up to five years, extendable. A passport valid for at least 36 months is required.
- Cost: IDR 21 million, including the stay and entry permit fees.
- Family: spouses and children can be included.
- Work: working for an employer in Indonesia is not allowed.
Best for buyers under 55 who want to live in Lombok part of the year, hold Hak Pakai in their own name, and keep their income from abroad.
The retirement KITAS
For buyers aged 55 and over. Requirements, according to a 2026 advisory guide (Liberty Mundo):
- Age: 55 or older when applying.
- Income: about US$18,000 a year (US$1,500 a month) from a pension, retirement fund or annuity paid from abroad.
- Health insurance: a minimum level of cover is required; far more than the minimum is advisable.
- Housing: a lease or ownership documents for a home in Indonesia. A hotel booking does not count.
- Local staff: you must employ at least one Indonesian, such as a housekeeper, gardener or driver.
- Sponsor: a licensed immigration agent must sponsor the application.
- Term: one year, renewable for up to five years, after which you can apply for a KITAP permanent stay permit.
- Work: not allowed in Indonesia; foreign pensions and passive income are fine.
Best for retirees who will live in Lombok for much of the year. A villa you buy or lease meets the housing condition, and the household staff you will employ anyway meet the local staff condition.
The investor KITAS
For shareholders of a PT PMA who want to live in Indonesia and be involved in the business.
- Shareholding: at least IDR 10 billion (about US$556,000) of shares held in your own name, according to a May 2026 guide (XPND). The company itself needs paid-up capital of at least IDR 2.5 billion under Minister of Investment Regulation 5/2025.
- Term: one or two years, renewable.
- Process: usually four to eight weeks, through the investment ministry's online system, then the immigration e-Visa portal.
- Work: a shareholder appointed as director can manage the company. Other roles may need a work permit.
Best for investors building several villas or running a rental business through a PT PMA. For a single villa, the investment threshold is usually out of proportion.
The golden visa
Indonesia's golden visa targets large investors (Bali Exception, May 2026):
- Five years: US$350,000 in Indonesian government bonds, listed shares or mutual funds.
- Ten years: US$700,000 in the same instruments, or a residential apartment worth at least US$1 million.
The property route covers apartments only, not villas on individually titled land. For most villa buyers in Lombok, the second home visa achieves the same result for much less.
Side by side
| Permit | Main condition | Term | Work in Indonesia | Fits |
|---|---|---|---|---|
| Second home visa | IDR 2 bn (about US$111,000) in a bank account | Up to 5 years, extendable | No | Under-55s living part of the year in Lombok |
| Retirement KITAS | Age 55+, foreign pension about US$18,000 a year | 1 year, renewable up to 5, then KITAP | No | Retirees living most of the year in Lombok |
| Investor KITAS | IDR 10 bn of PT PMA shares in your name | 1–2 years, renewable | As a director of your company | Portfolio investors running a business |
| Golden visa | US$350,000–700,000 in securities, or a US$1m apartment | 5 or 10 years | Depends on the route | Large financial investors |
All four count as residence permits for Hak Pakai purposes, as long as they remain valid.
Choosing: three common cases
"We'll spend four months a year in our villa and rent it out the rest." You may not need a residence permit at all: a lease and a visit visa can be enough. If you want Hak Pakai, the second home visa is the simplest route under 55, the retirement KITAS over 55.
"We're retiring to Lombok." The retirement KITAS, then a KITAP after five years. Consider Hak Pakai for your home once the permit is in place.
"I'm building four villas and will run them." A PT PMA, with an investor KITAS if your personal stake reaches the threshold, or a work permit as the company's director if not. Get immigration advice before you incorporate.
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FAQ
Can I buy a lease on a tourist visa?
Yes. A lease is a contract and does not require a residence permit.
Does buying property give me a visa?
Not by itself, except through the golden visa's apartment route. Your visa depends on your funds, age or investment, not on the property.
What happens to my Hak Pakai title if my KITAS lapses?
You must regularise your status or transfer the property to an eligible person within the period set by the regulations. Plan renewals carefully.
Can I run my villa's rental myself on a second home or retirement visa?
No: you may not work in Indonesia. Appoint a licensed manager, or use a PT PMA with the right permits.
This article is general information as of October 2026, not immigration advice. Requirements change frequently; confirm them with Indonesian Immigration or a licensed agent. See our investment disclaimer.