Indonesia's KITAS, Second Home Visa, and Golden Visa: Property Investment Routes to Residency in 2026

There are three viable routes to long-term legal stay in Indonesia for a property buyer in 2026: the Investor KITAS through a PT PMA company, the Second Home Visa through a financial deposit or property, and the Golden Visa through a larger investment. They differ on cost, work rights, and how well they pair with property ownership.

Why this matters before you buy

Hak Pakai, the foreign-eligible registered land title, requires the holder to have a valid Indonesian stay permit. KITAS, KITAP, and the Second Home Visa all qualify. If your visa lapses, you have one year to transfer the property or the right reverts to the state. Picking the visa is therefore a structural decision, not an afterthought.

Investor KITAS (Index E28A)

The Investor KITAS is issued to shareholders of a PT PMA (foreign-owned Indonesian company). The qualifying threshold in 2026 is IDR 1 billion in shares of an active PT PMA with a valid NIB (business identification number) and evidence of paid-up capital. For a company director (not just a shareholder), the threshold is IDR 10 billion paid-up.

The permit is initially issued for 1 or 2 years and renewable. After 3 years on a continuous KITAS, the holder is eligible to apply for KITAP, which is granted for 5 years and renewable indefinitely.

Typical end-to-end cost including the PMA setup, sponsor fees, and government charges runs USD 1,500 to USD 4,000 in 2026. Processing time is 4 to 8 weeks for the visa once the PMA is active, on top of 4 to 6 weeks to establish the PMA if you do not already have one.

The Investor KITAS allows the holder to work in their own company but not to take outside employment. It is the correct visa for a foreign buyer running a rental business through a PT PMA holding Hak Guna Bangunan (HGB).

Second Home Visa (Index C314 / E33F)

The Second Home Visa was introduced under Director General of Immigration Circular Letter No. IMI-0740.GR.01.01 of 2022 and refined under subsequent immigration regulations. It is designed for retirees and passive long-stay residents.

The qualifying threshold is IDR 2 billion (approximately USD 130,000) held in an Indonesian state-owned bank deposit, or invested in qualifying assets including residential property. The visa is issued for 5 or 10 years and is renewable.

The Second Home Visa does not permit employment in Indonesia. It does permit business ownership and investment, including holding shares in Indonesian companies and owning real estate in your own name under Hak Pakai. For a foreign buyer who wants a single residence and no income-generating activity, this is the cleanest pairing.

Application fee is roughly IDR 3 million for the visa itself, plus the IDR 2 billion deposit requirement. The funds must remain in the Indonesian bank for the duration of the visa.

Golden Visa (Index E28C)

Indonesia's Golden Visa was launched in 2023 under Minister of Law and Human Rights Regulation No. 22 of 2023, with further refinements through 2024 and 2025. It is structured in tiers.

For individuals, the financial deposit route requires USD 350,000 for a 5-year visa or USD 700,000 for a 10-year visa, held in an Indonesian state bank or invested in qualifying instruments including Indonesian government bonds. The property route requires purchase of a residential apartment worth at least USD 1,000,000 for the 10-year tier.

For corporate investors, thresholds run from USD 25 million for a 5-year visa to USD 50 million for the 10-year tier.

Application fees are IDR 13 million for the 5-year visa and IDR 19.5 million for the 10-year visa.

The Golden Visa is the most expensive route but offers the strongest standing: holders skip several immigration formalities, get a longer maximum term in a single grant, and have a clearer path to KITAP and eventual citizenship.

Which visa pairs with which structure

For Hak Pakai held personally: Second Home Visa is the most common pairing. KITAS works but requires a PMA, which is overkill if you are not running a business.

For HGB held through a PT PMA used as a rental business: Investor KITAS, because it is the only structure that aligns the operating company, the property right, and the immigration status.

For a high-net-worth buyer with a USD 1 million+ apartment purchase: Golden Visa, because the property purchase itself satisfies the qualifying investment and you get 10 years in a single grant.

Pitfalls

Visa lapses are the most common failure mode. A KITAS holder who lets the permit expire without converting to KITAP loses the legal basis for personal Hak Pakai. Set calendar reminders 6 months before any renewal.

The IDR 2 billion Second Home deposit must be in a state-owned bank (BRI, Mandiri, BNI, BTN). Private bank deposits do not qualify. Some agents have been caught steering buyers to non-qualifying instruments.

The Golden Visa property qualification requires a single property worth USD 1 million or more, not aggregate holdings. Two USD 500,000 apartments do not qualify.

PT PMA share capital must be paid up, not just committed. The IDR 10 billion minimum investment plan is reported to BKPM but only the IDR 2.5 billion paid-up portion (or higher, depending on structure) counts toward Investor KITAS eligibility.

Process and timing

Second Home Visa applications are processed through Indonesian embassies abroad or via the Directorate General of Immigration's e-visa portal. Typical processing time is 4 to 8 weeks. The IDR 2 billion deposit must be in place before submission.

Investor KITAS requires a sequenced process: form the PMA (4 to 6 weeks), obtain the NIB and operational permits (2 to 3 weeks), apply for the limited stay visa abroad or via e-visa (4 to 6 weeks), then convert to KITAS upon arrival.

Golden Visa applications go directly through the Directorate General of Immigration's Golden Visa portal launched in 2023. Processing time has improved to 6 to 10 weeks in 2026.

Cost comparison summary

The Second Home Visa requires the largest blocked deposit (IDR 2 billion) but the lowest direct fees. The Investor KITAS requires the lowest blocked capital (IDR 1 billion for shareholder) but ongoing PMA accounting and compliance costs. The Golden Visa requires the largest total investment (USD 350,000+) but provides the longest single grant and the cleanest immigration standing.

The bottom line

For most foreign property buyers in Indonesia in 2026, the Second Home Visa is the simplest pairing with personal Hak Pakai ownership. For rental investors, the Investor KITAS through a PT PMA holding HGB is the correct structure. The Golden Visa is appropriate for high-net-worth buyers acquiring USD 1 million+ residential property who want minimum friction.

Treat the visa choice as part of the property decision, not separate from it. The cheapest visa is not always the cheapest overall outcome once you factor in the title structure, tax exposure on resale, and ability to lease for income. Bektu tracks how Indonesian developers handle foreign-buyer documentation, which often signals which projects are set up to work cleanly with the various visa structures.