Indonesia's Golden Visa and Second Home Visa: Property Pathways to Long-Term Residency in 2026

Indonesia now offers two long-stay residency options tied to financial assets that foreigners commonly hold through property: the Second Home Visa and the Golden Visa (E28 category). Both were introduced as part of the country's push to attract long-term capital and high-income residents, and both were materially updated in 2024 and 2025. The rules in 2026 are clearer than they were at launch.

The two programs serve different buyers. The Second Home Visa is cheaper and simpler, designed for retirees and lifestyle migrants. The Golden Visa is more expensive but unlocks longer terms and tighter integration with property investment, particularly the E28C "passive investor" subcategory and the apartment-purchase route.

Second Home Visa (B36/B36A)

The Second Home Visa was introduced under Director General of Immigration Regulation No. IMI-0740.GR.01.01 of 2022 and has been clarified in subsequent immigration circulars. It is a stay permit (KITAS) valid for either 5 or 10 years.

To qualify in 2026, the applicant must demonstrate one of the following:

1. A deposit of at least IDR 2 billion (around USD 126,000) in an Indonesian state-owned bank account (BNI, BRI, Mandiri, or BTN), held in the applicant's name and maintained throughout the visa term.

2. Proof of property ownership in Indonesia valued at a minimum of IDR 5 billion (around USD 310,000). The property must be held under a structure that is legal for foreign ownership, which means Hak Pakai in the applicant's name or HGB through a PT PMA owned by the applicant.

3. Other equivalent assets in Indonesia recognized by the Directorate General of Immigration.

The visa allows long-term residence but does not grant the right to work for an Indonesian employer. Holders can run businesses through a PT PMA, work remotely for foreign employers, and engage in passive investment. The Indonesian government has been tolerant of digital nomads holding Second Home Visas while working for overseas clients, though this remains a gray area rather than an explicit authorization.

Family members are eligible. A spouse and dependent children under 18 can be included on the principal applicant's visa.

The Second Home Visa is straightforward to apply for through the eVisa portal at evisa.imigrasi.go.id. Standard processing is two to six weeks, with priority country applications closer to two to three weeks.

Golden Visa (E28 Category)

The Golden Visa is a higher-tier program structured around several investment categories under Director General of Immigration Regulation No. IMI-0628.GR.01.01 of 2023. The two subcategories most relevant to property buyers are E28C (passive individual investor) and E28F (apartment owner).

E28C: Passive Investment

E28C requires the investor to commit funds to specific Indonesian financial instruments rather than land:

- 5-year permit: minimum USD 350,000 in Indonesian government bonds, publicly listed shares on the Indonesia Stock Exchange (IDX), or government-approved mutual funds.

- 10-year permit: minimum USD 700,000 in the same approved categories.

Investments must be maintained throughout the visa term. Withdrawal or substantial reduction triggers cancellation. The eligible instruments are reviewed annually by the Ministry of Investment and Bank Indonesia.

E28F: Apartment Investment

E28F is the specifically property-linked Golden Visa route. The qualifying investment is purchase of a residential apartment in Indonesia worth at least USD 1,000,000 for a 10-year permit. The apartment must be held under a title structure that is legal for foreign ownership, meaning Hak Pakai over a strata title unit or HGB through a PT PMA. A standalone villa on Hak Milik land does not qualify.

The apartment must be held throughout the visa term. Selling the property cancels the visa. The USD 1,000,000 threshold is calculated based on the registered transaction price on the Akta Jual Beli (deed of sale) at the local land office, not the appraised value.

Other E28 Categories

E28A and E28B cover investors who establish operating businesses in Indonesia (typically PT PMAs with significant capital deployment). These are not pure property routes but can be relevant for buyers who plan to develop or operate property at scale.

Family Inclusion

Both visa categories allow inclusion of a spouse and dependent children under 18. No additional qualifying investment is required for dependents. Separate application fees apply for each dependent visa, typically IDR 13 million to 19.5 million depending on the term.

Parents of the principal applicant are not automatically eligible but can apply for separate retirement visas if they meet that program's requirements.

Costs and Process

Application fees are paid online through the eVisa portal and are paid in IDR but the relevant USD equivalents in 2026 are approximately:

- Second Home Visa, 5-year: IDR 13 million (around USD 800)

- Second Home Visa, 10-year: IDR 19.5 million (around USD 1,200)

- Golden Visa E28C, 5-year: similar fee tier

- Golden Visa E28F, 10-year: approximately IDR 19.5 million to 28 million

These are government fees only. Legal counsel, document translation, notary fees, and tax registration typically add USD 2,000 to 5,000 for a clean application.

Processing time is 2 to 6 weeks for most applications. The applicant does not need to be physically in Indonesia to apply but does need to enter Indonesia within 90 days of approval to have the KITAS endorsed.

Which One Fits Which Buyer

A retiree or lifestyle migrant who wants to spend significant time in Indonesia without running a business, and who is comfortable parking USD 126,000 in an Indonesian bank account or already owns a qualifying property: Second Home Visa is the cheaper, simpler choice.

An investor who wants long-term residency tied to financial market investment rather than real estate: Golden Visa E28C, choosing the 5-year or 10-year tier based on commitment level.

A buyer purchasing a high-end apartment in Jakarta, Bali, or Surabaya at the USD 1 million-plus level who wants to convert that purchase directly into a 10-year residency: Golden Visa E28F.

A buyer setting up a meaningful PT PMA business in Indonesia, particularly tourism, hospitality, or property development: Golden Visa E28A or E28B, structured with proper investment planning.

Practical Notes

The Second Home Visa is more flexible if circumstances change. You can sell the property, move the bank deposit out, or restructure assets with relatively modest consequences for visa status, though renewal at the 5-year mark may be denied if requirements are not met.

The Golden Visa E28F is essentially locked to a specific property. Selling the apartment terminates the visa. This is the trade-off for the longer term and higher prestige tier.

Tax residency in Indonesia is triggered by spending more than 183 days per year in the country, independent of visa type. Long-stay visa holders who actually relocate become Indonesian tax residents and are taxed on worldwide income, subject to Indonesia's tax treaties. The visa itself does not create tax residency but the lifestyle it enables typically does. Buyers planning to relocate should run a tax analysis before applying.

Before committing to either visa through a specific property purchase, the developer and project track record matter as much as the legal eligibility. Platforms like Bektu track delivery history and title status across Indonesian apartment and villa projects, which helps avoid the situation where a visa-qualifying purchase turns into a multi-year fight over an unfinished or improperly titled unit.