Indonesia's Second Home Visa: Property Investment Path to Residency in 2026

Indonesia's Second Home Visa is the cleanest path for foreigners who want long-term residency tied to property ownership. It gives a 5 or 10-year stay permit, qualifies the holder for Hak Pakai property registration, and can convert into permanent residency (ITAP) after three years. The trade-offs are a high financial threshold, restrictions on what you can do with the property, and a deposit lock-up that you cannot touch while the visa is active.

Here is how the visa actually works as of 2026, where it differs from the better-known Golden Visa, and when it makes sense for a property buyer.

What the Second Home Visa is

The Second Home Visa was introduced by Directorate General of Immigration Regulation No. IMI-0740.GR.01.01 of 2022 and refined in 2024 guidance. It is a stay permit (KITAS-class) for foreign nationals who want to live in Indonesia long-term without working locally.

The visa is issued in two terms:

- 5-year permit: extendable once for a further 5 years

- 10-year permit: extendable in line with subsequent regulations

Visa holders can include immediate family (spouse, children, parents) on dependent visas.

The qualifying thresholds

Applicants must demonstrate financial standing through one of two routes:

1. Bank deposit route: IDR 2 billion (approximately USD 130,000) held in an Indonesian state-owned bank account in the applicant's name, locked for the duration of the visa.

2. Property ownership route: ownership of residential property in Indonesia valued at a minimum of USD 1 million under Hak Pakai title.

The bank deposit is the more common route because it is faster and does not require the buyer to also pass the Hak Pakai minimum price thresholds. The property route is used by buyers who already plan to spend USD 1 million or more and want the visa as a bundled benefit.

How the visa interacts with Hak Pakai

Foreign individuals can only register Hak Pakai if they hold a valid stay permit. KITAS, KITAP, and the Second Home Visa all qualify. The Second Home Visa is particularly useful for property buyers because its 5 or 10-year term reduces the friction of repeated KITAS renewals, each of which previously had to be re-verified at the BPN office when extending the Hak Pakai certificate.

In 2026, the Ministry of Agrarian and Spatial Planning clarified under follow-up guidance to PP 18/2021 that Second Home Visa holders can legally hold, sell, and inherit Hak Pakai residential property, which had been ambiguous in early implementation.

What you cannot do with the property

The visa carries significant restrictions on commercial use of the qualifying property.

- The property must be for personal residential use. Renting it out commercially, including short-term holiday rental, is not permitted under the standard visa terms.

- The qualifying bank deposit, if used, cannot be withdrawn during the visa period. Partial withdrawals or transfers void the visa.

- Selling the qualifying property during the visa period requires re-qualification through a replacement asset or alternative deposit.

If your plan is to buy a villa in Canggu and run it on Airbnb, the Second Home Visa is not the right structure. The standard route for foreign-owned rental properties is PT PMA + HGB, where the company holds the title and operates the rental as a registered business.

The Golden Visa comparison

Indonesia introduced the Golden Visa in 2023 under Minister of Law and Human Rights Regulation Permenkumham No. 22/2023. It overlaps with the Second Home Visa in some respects but targets a different applicant profile.

| Feature | Second Home Visa | Golden Visa (individual investor) |

|---|---|---|

| Minimum investment | USD 130,000 deposit or USD 1M property | USD 350,000 in Indonesian sovereign bonds or shares (5-year) / USD 700,000 (10-year) |

| Term | 5 or 10 years | 5 or 10 years |

| Permits investment activity | No (personal use only) | Yes (designed for investment) |

| Hak Pakai eligibility | Yes | Yes |

| Path to ITAP | After 3 years | After 5 years |

The Second Home Visa is cheaper and more suitable for retirees or remote workers who want to live in Indonesia. The Golden Visa is structured for active investors who want to deploy capital into Indonesian markets.

Path to permanent residency

Under the Indonesian Immigration Law (UU No. 6/2011) and its implementing regulations, Second Home Visa holders become eligible for ITAP (Izin Tinggal Tetap, or Permanent Stay Permit) after 3 continuous years of residence. ITAP is renewable every 5 years and removes most of the activity restrictions of the Second Home Visa.

ITAP does not grant citizenship and does not allow voting or land ownership under Hak Milik. It does allow long-term residence, simpler banking, and broader employment options.

Application requirements

Required documentation for the Second Home Visa typically includes:

- Passport with at least 36 months validity

- Proof of funds: bank statement showing IDR 2 billion equivalent or notarised proof of qualifying Hak Pakai property

- Statement letter committing to use of funds or property as the qualifying asset

- Curriculum vitae and passport-sized photographs

- Clean police record from country of origin

- Health insurance covering Indonesia

Applications go through the Directorate General of Immigration's online portal (evisa.imigrasi.go.id), with biometric capture required either in-country or at an Indonesian embassy. Processing typically takes 30 to 60 days.

When it actually makes sense

The Second Home Visa is the right structure for foreign buyers who:

- Want to live in Indonesia for 5 to 10 years without working locally

- Plan to buy or have bought a property at or above the Hak Pakai minimum thresholds

- Are willing to commit IDR 2 billion to a locked deposit, or already own a USD 1 million-plus property

- Do not need to rent the qualifying property commercially

For buyers under those thresholds, a standard KITAS through an employer, family, or retirement visa remains the path to Hak Pakai eligibility. For investors planning to deploy capital actively, the Golden Visa is structured for that.

Bektu tracks developer track records and project completion data across Indonesia, useful for foreign buyers verifying that any property used to qualify for the Second Home Visa comes from a developer with a clean delivery history.

The bottom line

The Second Home Visa is a real, registered residence route with a 5 or 10-year horizon and a defined upgrade path to ITAP. It removes the visa-renewal friction around Hak Pakai property and gives the holder genuine long-term standing. It is also a financial commitment with locked capital, restricted property use, and meaningful application costs. Treat it as a residence decision tied to property rather than a property decision dressed up as a residence.