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 investment options are currently defined in law as either a cash deposit or ownership of qualifying property. This page explains what “property instead of a deposit” actually means under Indonesia’s Second Home Visa rules, using the regulations as the starting point, not marketing language.
Quick definition: the “property route” for the Second Home Visa
The Second Home Visa (Visa Rumah Kedua) was created under the immigration framework of PP 48/2021 and detailed for practice through DGI (Directorate General of Immigration) Circular IMI-0740.GR.01.01/2022.
That Circular set a financial requirement of IDR 2,000,000,000 (two billion rupiah) [first announced October 2022; amount still referenced in practice as of June 2026 – [VERIFY on application]].
Originally this IDR 2bn was described purely as:
– a bank deposit in an Indonesian state-owned bank, or
– certain other “proof of funds”.
Over time, immigration has also communicated a second route in practice:
– Property ownership in Indonesia that meets the same IDR 2bn value threshold, documented correctly.
This article explains what is clear in black-letter rules, what is practice, and what still needs to be treated as “interpretation” rather than guaranteed law.
Source documents: what the regulations actually say
From a policy analyst’s perspective, everything should trace back to texts:
- PP 48/2021 – Government Regulation on Types and Tariffs of Non-Tax State Revenue (PNBP) applicable to the Ministry of Law and Human Rights. This sets the fee architecture and enables “long-stay, special purpose” visas in general.
- DGI Circular IMI-0740.GR.01.01/2022 – “Regarding the Granting of Visas and Limited Stay Permits for Foreign Nationals in the Context of Second Home”. This is the operative circular that introduced the Second Home Visa and spelled out the IDR 2bn requirement.
- Visa index classifications – Second Home Visa is currently implemented through the newer electronic visa codes (ex-C23-type), but the key for applicants is its label “Second Home” and 5- or 10-year duration.
The Circular describes the financial requirement as “proof of funds” (bukti kepemilikan dana) with an amount of IDR 2bn, normally as:
– time deposit at an Indonesian state-owned bank (bank BUMN), or
– other forms as further regulated by the Director General.
In practice, “other forms” is where the property option has emerged.
Core facts: deposit vs property route
Below is a simplified fact map based on the circular and how it has been implemented in practice up to June 2026.
| Element | Deposit Route | Property Route (practice) |
|---|---|---|
| Legal basis | Circular IMI-0740.GR.01.01/2022 – “proof of funds” of IDR 2bn via bank deposit | Same Circular, interpreted as “other forms” of proof; backed by internal guidance and consular practice, not yet a fully detailed public regulation |
| Minimum amount | IDR 2,000,000,000 [announced Oct 2022, still applied in practice as of June 2026 – [VERIFY]] | Property with official/assessed value ≥ IDR 2,000,000,000 [threshold matched in practice – [VERIFY at application point]] |
| Form of proof | Bank statement or time-deposit letter from an Indonesian state-owned bank, in the applicant’s name | Land certificate + sale-purchase deed (AJB) or PPJB + sometimes appraisal; details vary by office/consulate |
| Whose name | Applicant (or in some cases spouse/parent with extra documents – practice, not black-letter) | Generally in applicant’s name; if spouse/family, additional legalisation often required – practice, not black-letter |
| Lock-up requirement | Deposit expected to be maintained for the duration of stay; checks usually at extension/change status | Property expected to be held (not disposed below threshold) during stay; enforcement still developing |
| Work rights | No right to work in Indonesia; no IMTA; no payroll employment | Same – no work rights; property ownership does not convert this into a work permit |
| Visa duration | 5-year or 10-year limited stay permit options, tied to proof of funds and purpose | Identical 5-year/10-year options; only the proof-of-funds format differs |
Who is eligible for the Second Home Visa?
Eligibility is not only about money. The Circular and practice focus on several criteria:
1. Non-Indonesian citizen with a valid passport
– Passport validity: usually at least 36 months for a 5-year visa and longer for a 10-year stay (this is operational practice; always check current consular requirement).
– Clean immigration/blacklist status.
2. Proof of funds – deposit or property
As of June 2026, immigration expects one of:
- Deposit
- Time deposit / savings of IDR 2bn (or foreign-currency equivalent) in an Indonesian state-owned bank, under the applicant’s name.
- Property
- Ownership of Indonesian property (usually Hak Pakai or long-lease structures legally open to foreigners) with value at least IDR 2bn, evidenced through formal land/asset documents.
Both routes are designed as proof that you can support yourself during your long stay without working in Indonesia.
3. Purpose: “Second Home” (not employment)
The declared intent must be long-stay/residency as a “second home”: living, retiring, spending part of the year in Indonesia, managing your own affairs remotely.
Key constraint: no formal work in Indonesia. You are not being granted a work permit (IMTA) or a business visa.
Remote work for clients abroad from a laptop in Bali/Jakarta remains a grey area worldwide. Indonesia’s immigration position is still framed around not taking up local employment or running onshore operations without the correct permit. If you need a structure to pay local staff, sign local contracts, or invoice from Indonesia, you are almost certainly outside the Second Home scope.
How the “property route” is understood in practice
The phrase “second home visa property route indonesia” is used heavily in marketing. The underlying practice looks like this:
Acceptable property types
For foreigners, direct freehold ownership (Hak Milik) is generally not available. The property route typically uses:
– Hak Pakai (Right of Use) over land/buildings, where permitted to foreigners under land law; or
– Long-lease structures under a nominee-free, legally compliant format; or
– Certain apartments (strata-title) in zones open to foreign buyers under more recent property regulations.
Each of these has to intersect correctly with land law, foreign ownership rules, and immigration expectations. None of this is spelled out line by line in the Circular; immigration looks at the documents and asks: “Is this clearly a real, legal asset in Indonesia worth ≥ IDR 2bn?”
Valuation: how is IDR 2bn measured?
Regulation gives the figure (IDR 2bn) but not the valuation method. In practice, officers may use:
– NJOP or local tax value from the land office;
– Purchase price on the AJB (akta jual beli);
– Appraisal letter (for higher-value properties).
Because this is practice not codified formula, you must treat any specific valuation method as [INTERPRETATION – VERIFY AT APPLICATION]. Expect possible questions if:
– your purchase price is just above IDR 2bn; or
– ownership is very recent; or
– documents differ from local norms.
Timing: do you buy first or apply first?
This is a core strategic question for “buy property second home visa indonesia” applicants.
From a regulatory lens:
– The Circular only requires that you show proof of funds/asset at the visa application stage.
– It does not regulate “pre-approval” of your property choice before purchase.
In practice, there are two common approaches:
1. Deposit-first, then property later
– Place IDR 2bn in a qualifying deposit, get the visa.
– After settlement in Indonesia, acquire property (if you want) and later explore switching the proof-of-funds basis at extension.
– Lower legal risk at the visa stage; you’re squarely within the clearest part of the Circular.
2. Property-first, then visa using the property route
– Buy property in a way that is compliant with foreign-ownership rules.
– Use that property to evidence the IDR 2bn requirement.
– Strongly dependent on clean structuring and local interpretation.
We strongly recommend you treat “buy then apply” as something to structure with professionals, not as an automatic right. No regulation guarantees immigration will accept any given property as your proof; casework and document quality matter.
If you want to explore this with a practitioner, you can plan your trip with our team; we coordinate with vetted immigration and property law partners over WhatsApp to test structures before you commit funds.
Step-by-step: applying via deposit vs property
The high-level Second Home Visa process is similar for both routes; the difference is in what you upload as proof.
1. Decide on 5-year vs 10-year visa
The Circular enabled both durations, subject to policy. The choice affects fees and your planning horizon, but not the IDR 2bn figure; the threshold is flat, not doubled for 10 years.
2. Prepare core documents
Common requirements (based on immigration practice):
– Passport scan
– Recent photograph
– Curriculum vitae / personal statement
– Proof of funds: deposit or property documents
– Sponsor details if required under the latest implementation rules (this has evolved – [CHECK CURRENT SPONSOR POLICY])
3. Deposit route – what you submit
For the deposit option, you typically provide:
– Bank statement or official letter from an Indonesian state-owned bank confirming:
– account holder’s name (your name);
– account type (time deposit/savings);
– balance ≥ IDR 2,000,000,000 as of a recent date;
– Sometimes a bank confirmation that funds are free of encumbrance.
The Circular does not specify a minimum “age” of funds or a mandatory lock-up; those are operational expectations. Immigration reserves the right to check that the funds still exist at certain points (e.g., conversion to ITAS or extension).
4. Property route – what you submit
For the second home visa property route indonesia, the evidence is more document-heavy. In practice, applicants may be asked for:
– Land certificate in the permissible ownership format (e.g. Hak Pakai), issued by BPN or relevant authority;
– AJB (akta jual beli) or notarised sale-purchase deed;
– Proof of payment or tax documents;
– If held through structures, extra documents to link the beneficial owner (you) to the property;
– In some cases, an appraisal letter or at least a clear purchase price showing ≥ IDR 2bn.
Here, immigration’s main concern is authenticity and legality. Structures that conflict with land law (for example, certain nominee arrangements) may pass in the market but still make officers nervous. That’s a risk, not a certainty; but risks deserve to be named.
5. E-visa issuance and arrival
Once approved:
– You receive the e-visa electronically.
– On arrival, immigration converts this to a Limited Stay Permit (ITAS) linked to the Second Home category.
This ITAS can later be converted/extended if you maintain your qualifying deposit or property and continue to meet other requirements.
Does the property route change tax or work rules?
No. The underlying visa category is the same, so:
Work: still no right to work in Indonesia
The Second Home Visa does not grant:
– a work permit;
– the right to be on Indonesian payroll;
– the right to be a director with work functions at a PT PMA without additional permits.
You may:
– manage your own investments;
– exist as a passive shareholder;
– conduct personal affairs.
But if you need to actively work in Indonesia (teach, consult locally, run operations), you should be looking at a different visa (e.g. a work KITAS via a PT PMA or employer), not trying to stretch Second Home beyond its design.
Personal tax: residency and global income
Indonesia’s tax law is separate from the immigration Circular. In broad strokes (under Indonesia’s income tax framework):
– Individuals staying ≥183 days in any 12-month period, or having a place of habitual abode in Indonesia, may be treated as tax residents.
– Tax residents are generally taxed on worldwide income, subject to Double Taxation Agreements and any specific concessions.
Key point: the amount of your Second Home proof (IDR 2bn) and the form (deposit vs property) do not change tax residency rules.
What can change is:
– Whether your home country taxes you as non-resident once you relocate.
– How treaty relief is applied between Indonesia and your home state.
– The treatment of rental income or capital gains from your Indonesian property.
These are tax questions, not immigration questions. We strongly suggest speaking with a qualified cross-border tax adviser familiar with Indonesia. As policy analysts, we map the rules; we do not give tax advice.
Risk flags and things agents often gloss over
A candid view of the property route:
1. Regulatory detail is thinner than for deposits
The Circular spells out the IDR 2bn and explicitly mentions deposits in state-owned banks. It leaves “other proof” (including property) more open. That creates space for:
– local variation;
– officer interpretation;
– sudden practice changes.
We have already seen small shifts (e.g., consulates tightening what they consider acceptable property documentation). Treat any plan that assumes “guaranteed acceptance” of property as too optimistic.
2. Property law and immigration law are separate systems
Owning property legally is one test; convincing immigration that it qualifies for the Second Home requirement is another. Common friction points:
– Use of nominees or structures that foreign-ownership rules discourage;
– Inconsistencies in documents;
– Values close to the IDR 2bn threshold.
You may “own property” but still not meet the evidentiary standard immigration expects. This is not hypocrisy; it is two different legal frameworks with different priorities.
3. Policy can tighten
The IDR 2bn threshold is a policy variable. It was introduced via Circular, not via statute. Future circulars or regulations may:
– change the amount;
– narrow or expand the list of acceptable “proof of funds”;
– alter the treatment of property.
That is why we always label the IDR 2bn as “still applied as of June 2026 – [VERIFY]” and not as a permanent right.
4. Approval is never guaranteed
No regulation in Indonesia provides an automatic right to a visa purely because you hit a bank or property figure. Officers retain discretion within the legal framework.
Any marketing that promises “100% approval” or “guaranteed visa” is overstating what the law allows.
How Second Home Visa Indonesia works and how we’re funded
Second Home Visa Indonesia is an independent research and intelligence project focused on Indonesia’s long-stay residency rules. Our role:
– read the regulations (PP 48/2021, IMI-0740.GR.01.01/2022, visa index) from the primary texts up;
– map what is law, what is policy, what is practice;
– publish in plain English and plain Bahasa where useful.
We do not process visas ourselves. For execution, we work with a small circle of vetted immigration and legal partners. As required by our funding policy: 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 structured help on a case that mixes property and Second Home, you can plan your trip with us; our team is reachable by email and WhatsApp for preliminary scoping before you engage a paid professional.
FAQs on the property route for Indonesia’s Second Home Visa
Can I get the Second Home Visa by buying any property above IDR 2bn?
No. The property must be in a form that foreigners can legally hold (e.g. certain Hak Pakai or qualifying strata units), and immigration must accept your documents as valid proof of assets. The Circular sets the IDR 2bn figure but does not guarantee that every IDR 2bn+ property will be accepted automatically.
Does using the property route give me the right to work in Indonesia?
No. The Second Home Visa is a long-stay residency permit without work rights. Using property instead of a bank deposit does not convert it into a work or business visa. You still cannot take employment or run onshore operations without separate permits.
If I already have a Second Home Visa using a deposit, can I switch to property later?
In practice, some holders have presented property as proof of funds at extension or status change, but there is no published regulation guaranteeing this switch. Any change from deposit to property is an operational matter and should be checked with immigration or a qualified adviser close to the time of extension.
Is the IDR 2bn requirement the same for 5-year and 10-year Second Home Visas?
Yes, in practice the same IDR 2,000,000,000 threshold is applied for both 5-year and 10-year variants as proof of funds or property value. This figure was introduced in the 2022 Circular and is still applied as of June 2026, but applicants should verify current rules before applying.
Will I become an Indonesian tax resident if I live in my Second Home property all year?
Possibly. Tax residency is based on Indonesia’s income tax law, not the Second Home Circular. Staying 183 days or more in a 12-month period or having a habitual abode can make you a tax resident, which generally brings worldwide income into scope. You should confirm your situation with a qualified international tax adviser.