Information, not advice: Second Home Visa Indonesia is an independent editorial guide — not the Government of Indonesia, not the Directorate General of Immigration, and not a law firm or licensed adviser. The Second Home Visa is a non-working visa; the IDR 2 billion deposit is IDR-set and FX-exposed, rules change by regulation, and figures are "last verified June 2026" — confirm at the e-Visa portal (evisa.imigrasi.go.id) and with licensed Indonesian immigration/tax counsel before acting. We never promise approval. If you engage a partner we introduce, that partner may pay us a referral fee at no cost to you.
Indonesia second home visa for property owners is a limited-stay permit that lets foreign high-net-worth individuals live in Indonesia for 5–10 years if they meet strict asset or deposit requirements. It is not a “property visa” that comes automatically with owning a villa, and it does not give you the right to work or run a business in Indonesia.
As Lifestyle & Comparisons Editor at Second Home Visa Indonesia, this page focuses specifically on the **property owner second home visa** angle: what real estate helps (and doesn’t), how the deposit interacts with villa ownership, and how it compares with other options like Investor KITAS and the planned Golden Visa.
All figures and rules below are based on Indonesian regulations and official circulars, cross‑checked against **Peraturan Menteri Hukum dan HAM (Permenkumham) No. 22 Tahun 2023** and related guidance [VERIFY where marked]. Numbers can and do change; treat this as information, not personal immigration advice.
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## What is the Second Home Visa for Property Owners?
The “Second Home Visa” (Visa Rumah Kedua) is a long-stay visa type introduced via **Permenkumham No. 22 Tahun 2023** as a redesign of the earlier 2022 scheme. It targets foreign nationals who can show:
– A **minimum asset/deposit of IDR 2,000,000,000** (≈ two billion rupiah) in Indonesia, and
– A clean immigration and criminal history, and
– A plan to live in Indonesia without taking local employment.
For property owners, the key point:
– Owning a villa or apartment **may help evidence wealth and ties**, but
– The **core requirement is still financial (deposit/ownership proof)**, not simply holding a property title.
There is no special “villa owner second home visa Indonesia” track. You apply for the same Second Home Visa as everyone else; property can be supporting evidence, not a substitute for the deposit.
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## Atomic facts: Second Home Visa (Property Owner Angle)
- Visa name
- Second Home Visa (Visa Rumah Kedua)
- Legal basis
- Key regulation: Permenkumham No. 22 Tahun 2023 [and subsequent Dirjen Imigrasi circulars – VERIFY latest number]
- Core asset requirement
- IDR 2,000,000,000 minimum (two billion rupiah) shown as deposit or qualifying ownership in Indonesia (last verified June 2026 – VERIFY against latest circular)
- Typical validity
- 5 or 10 years (exact term depends on category and policy at time of issue)
- Allowed activities
- Living in Indonesia, studying, passive income from abroad, asset management (non-operational), some investment activities that do not equal local employment
- Not allowed
- Local employment, day‑to‑day operational role in an Indonesian company, work for Indonesian clients as a freelancer without a separate work permit/KITAS
- Work rights
- No automatic work rights; “Tanpa Hak Bekerja” is the core principle
- Dependants
- Spouse and children can typically obtain dependent stay permits linked to main holder (rules subject to change)
- Tax residency trigger
- Staying ≥183 days in a 12‑month period generally makes you Indonesian tax resident under UU PPh; Second Home status doesn’t override that
- Property requirement
- No mandatory property purchase, but property can support the asset/attachment narrative; it does not replace the IDR 2bn threshold
> **IDR 2bn checkpoint:** The **IDR 2,000,000,000** number is widely cited from government releases through 2023–2024 and was **last independently verified June 2026**. Always [VERIFY] against the newest immigration circular before acting.
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## How Property Fits into the Second Home Visa
### 1. Does owning a villa automatically qualify you?
No. There is **no automatic property owner second home visa**.
– If you own a villa via a legal structure (e.g. **Hak Pakai** on top of a right-to-build title, or through a PT PMA) and its value exceeds IDR 2bn, that **may** help you meet the asset requirement.
– Immigration usually wants to see **clear documentation**:
– Title documents (sertifikat)
– Deed of sale (AJB)
– Notarial deeds and company documents if owned via PT PMA
– Tax payment proof (if requested)
However:
– Immigration’s default proof is **bank deposit** in Indonesia.
– Using property alone can be more complex and **policy can change by circular**, so many applicants still choose to park a deposit as the “cleanest” route.
### 2. Deposit vs property: can your villa replace the IDR 2bn?
The original 2022 version of the Second Home Visa mentioned primarily **bank deposits or Indonesian government bonds**.
By 2023, discussions expanded to **“owning luxury property in Indonesia”** as an alternative indicator of wealth for the IDR 2bn threshold. Implementation has been uneven:
– Some offices have accepted property value as part of the proof.
– Others prefer a **time deposit** in an Indonesian bank under your name.
Realistically, if you are a serious **villa owner second home visa Indonesia** candidate, plan for:
– **Plan A:** A visible bank deposit ≥ IDR 2bn in Indonesia.
– **Plan B:** Property as **additional** proof, not the only pillar.
Treat any “property instead of deposit is 100% guaranteed” claim with caution; policies evolve and often require a detailed reading of the latest Dirjen Imigrasi circular.
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## Key Requirements for Property Owners
### Financial and documentation basics
Expect to show at least:
– **Proof of funds/assets:**
– Indonesian bank letter showing **IDR 2,000,000,000** deposit, or
– Documentation of equivalent qualifying assets in Indonesia, including property [VERIFY latest accepted forms].
– **Valid passport** with enough validity to cover the requested stay (commonly ≥ 36–60 months).
– **Clean immigration and criminal record** (no blacklist, no deportation history).
– **Evidence of health insurance** that covers Indonesia for the visa duration or a meaningful portion of it.
– **Address in Indonesia**:
– If you own property: use that address and include proof of ownership.
– If you are still purchasing or renting: use your primary Indonesian address and attach the relevant contract.
### For villa and apartment owners
If you already own property, prepare:
– Scans of:
– **Sertifikat** (title certificate) – Hak Pakai, HGB on Hak Milik via PT PMA, or other legal form you actually hold.
– **AJB (Akta Jual Beli)** and any **PPJB** if purchase is still in progress.
– **IMB/PBG** and basic compliance docs for the building (if requested).
– For PT PMA structures:
– Company deed (Akta Pendirian + changes).
– NIB (Business Identification Number).
– SK Kemenkumham approvals.
Immigration is not the land office; they will not fully audit your property legality. But any red flags (obviously “nominee” structures, inconsistent names, etc.) can slow or derail your file.
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## Application Flow: From Overseas Buyer to Second Home Visa
### 1. Decide your path: deposit now or after purchase
Chronologies we see most often:
– **You own property already:**
– Show deposit **and** property.
– Or try to rely more heavily on property value (higher policy risk – check latest rules with a professional).
– **You are buying off-plan or under construction:**
– Usually easier to use **deposit proof** now, treat the property as a lifestyle choice, not the visa basis.
– **You are still exploring locations (Bali, Lombok, Jakarta, etc.):**
– Apply on the standard financial basis.
– Rent at first; buy once familiar with land rules.
### 2. Online application (visa pre-approval)
Most Second Home Visa applications are done online via the official Ditjen Imigrasi system or through an authorized consultant:
Typical package includes:
– Filled application form.
– Passport scan.
– Bank letter or asset proof.
– Property docs (if relevant).
– Proof of insurance.
– Photo and signature where requested.
– Fee payment (visa fee and any service fees if you use a third party).
Processing times vary; agent sites often quote **a few weeks** but there is no guaranteed SLA. Backlogs, incomplete documents, or regulation updates can stretch timelines.
> We are not a visa agent and do not process files ourselves. We maintain vetted partners; if you plan your trip with us via WhatsApp, we can introduce a specialist. As always: **no one can pay to change what we publish; if you proceed with our partner they may pay us a referral fee at no extra cost to you.**
### 3. Approval, entry, and ITAS issuance
Once you receive e-visa approval:
1. You enter Indonesia within the validity window of the visa approval letter.
2. Immigration at the airport checks your documents.
3. You finalize the Conversion to ITAS (Izin Tinggal Terbatas – temporary stay permit) and receive:
– E‑ITAS (digital)
– Multiple entry rights for the duration of your Second Home status.
You typically do **not** need to surrender your deposit during each trip out of the country; the key is maintaining eligibility across the whole visa duration.
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## What You Can and Cannot Do on a Second Home Visa
### No work rights: “Tanpa Hak Bekerja”
Second Home status is designed to attract **wealthy residents**, not mobile employees. Officially it is **without work rights**:
– You **cannot**:
– Take a salaried job in an Indonesian company.
– Be listed as a local employee.
– Freelance for Indonesian clients as your main income source without a work permit.
– You **may**:
– Manage your **own global portfolio** (stocks, crypto, foreign rental property).
– Receive **dividends** from a foreign or Indonesian company where you are a passive investor, as long as you do not perform day‑to‑day operational roles in Indonesia without a work KITAS.
– Participate at a **board level** or as a shareholder, subject to corporate law and separate immigration categories if you cross the “work” line.
If you want to **actively run your villa as a business** (marketing, guest relations, managing staff on-site daily), that typically falls under **“work”** and aligns better with:
– **Investor KITAS** (for PT PMA owners/directors), or
– Other work‑linked residence permits.
Doing operational work on a Second Home Visa is a fast way to run into an inspection problem.
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## Tax: Property Owners on Second Home Status
Second Home Visa does **not** equal a special tax regime. Your tax exposure depends on:
– **Tax residency:**
– Under Indonesian Income Tax Law (UU PPh), you normally become tax resident if you stay **183+ days** in a 12‑month period or if you reside and intend to stay in Indonesia.
– **Income source and remittance:**
– Indonesia taxes worldwide income for residents.
– There have been discussions of more competitive expat tax rules, but they sit **outside** the Second Home regulation.
For property owners:
– **Local property taxes:** You or your structure (e.g. PT PMA) pay:
– PBB (property tax) annually.
– Tax on rental income if you rent the villa out legally.
– **Personal income tax:**
– If you become tax resident and you earn rental or other income in Indonesia, that’s typically taxable here.
The safe way to think about it:
– Second Home = **immigration status only**.
– Tax = **separate conversation** with a cross‑border tax adviser, especially if your rental activity is significant.
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## Second Home Visa vs Investor KITAS vs (Planned) Golden Visa for Property Owners
### High-level comparison
| Feature | Second Home Visa | Investor KITAS | Planned Golden Visa* |
|---|---|---|---|
| Core basis | Personal wealth (IDR 2bn+ in Indonesia) | Equity investment in PT PMA | Large-scale investment (exact tiers subject to separate rules) |
| Typical duration | 5–10 years | 1–5 years (renewable) | Up to 10 years (policy-dependent) |
| Work rights | No work rights | Yes, in your investor/management role | Designed to allow investment-linked activity; details regulation-specific |
| Best for | Retirees, financially independent, remote income from abroad | Active business owners and villa operators | Ultra-high-net-worth investors and large projects |
| Property linkage | Property can support asset proof but not mandatory | Often PT PMA‑owned villa or hospitality projects | May include property-linked investment in future phases |
\*Golden Visa in Indonesia has been announced in principle and partially rolled out, but detailed property‑specific pathways are still evolving. Treat any “guaranteed property Golden Visa” packages as marketing until backed by clear PP/Permenkumham numbers.
### Which fits a Bali villa owner?
– **You live off pensions, savings, or offshore income; you want to enjoy your villa and maybe rent it out occasionally via a manager:**
– **Second Home Visa** can fit, as long as you are not running daily operations.
– **You built or bought a villa complex as a business (multiple units, staff, daily management):**
– **Investor KITAS** is usually more appropriate. It recognizes your operational role.
– **You are deploying multi‑million‑dollar capital into large projects (resorts, marinas, etc.):**
– Watch the **Golden Visa** space; rules are still solidifying.
For a deeper breakdown of who the Second Home Visa suits, see our main pillar guide (search “Second Home Visa Indonesia pillar” on our site) and then come back to this property‑specific page.
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## Common Property Scenarios
### Scenario 1: You already own a Bali villa via PT PMA
– You have:
– PT PMA with proper deeds and NIB.
– HGB or Hak Pakai on the villa land.
– Bank statements evidencing your investment and operations.
Your options:
– **Investor KITAS** if you are actively managing the villa business.
– **Second Home Visa** if you want to step back into a passive owner role and let a professional team run day‑to‑day.
Regulate your own behavior to match the visa: if you keep working operationally, immigration may treat you as needing a work-linked status.
### Scenario 2: You own a personal-use holiday villa (no guests, no income)
You:
– Spend several months in Indonesia per year.
– Do not rent to guests (or only occasionally, informally).
Here the **Second Home Visa** is conceptually aligned:
– You meet the IDR 2bn proof via deposit or property.
– You use the villa primarily as your home, not a business.
Still, speak to a tax adviser if your stay days creep above 183; you might still become tax resident.
### Scenario 3: You are about to buy, but not yet owner
In this stage:
– Do not assume “future property” will satisfy immigration.
– Second Home Visa application will lean on:
– Current wealth evidence (deposit).
– Rental contract or temporary address.
Complete your purchase only after fully understanding:
– Land title mechanics.
– Zoning rules (especially in Bali).
– How your visa choice affects what you can legally do in the property.
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## How to Think About Risk and Change
Immigration policy in Indonesia evolves through:
– **Laws (UU)**
– **Government Regulations (PP)**
– **Ministerial Regulations (Permenkumham)**
– **Circular letters (SE/Suran Edaran) and internal instructions**
Headlines can run ahead of enforceable rules. Before you commit:
– Check the **exact legal references** behind any offer.
– Treat very specific promises (“no deposit if you buy this villa”) with skepticism until you see the circular.
At Second Home Visa Indonesia, our role is **independent intelligence**, not selling you a unit. Our funding model: **no one can pay to change what we publish; if you proceed with our partner they may pay us a referral fee at no extra cost to you.**
If you want a reality check on your plan, you can plan your trip through us and we’ll connect you by WhatsApp to a qualified immigration and property team.
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## FAQs: Indonesia Second Home Visa for Property Owners
Does owning a villa in Bali guarantee a Second Home Visa?
No. Owning a villa does not guarantee approval. You still need to meet the official asset requirement (commonly IDR 2bn+), pass background checks, and satisfy whatever documentation immigration requests at the time you apply.
Can I use my villa value instead of the IDR 2bn bank deposit?
In some periods, immigration has indicated that qualifying property ownership may count toward the IDR 2bn threshold, but bank deposits remain the cleanest proof. Policies can shift via circular, so you should treat property as supporting evidence, not a guaranteed substitute, and always verify the latest written rules.
Can I run my villa as a rental business on a Second Home Visa?
You cannot perform day-to-day operational work under a Second Home Visa because it has no work rights. Passive rental via a professional manager or a properly structured PT PMA is usually more consistent with Second Home status; if you want to be operationally involved, an Investor KITAS is normally a better fit.
Will I become tax resident in Indonesia on a Second Home Visa?
You likely become tax resident if you stay 183 days or more in a 12-month period, regardless of visa type. The Second Home Visa is an immigration status and does not itself grant a special tax regime. You should get independent cross-border tax advice before committing to long stays.
Can my spouse and children join me on my Second Home Visa?
Typically yes, via dependent permits linked to your Second Home status, as long as they meet eligibility and documentation requirements. Each family member still needs their own processed permit; it is not automatic and should be checked against the latest immigration rules before applying.