Indonesia Second Home Visa and KITAS: A Practical Guide for Property Owners

Quick answer: Indonesia's Second Home Visa (E33) offers five or ten-year multi-entry residency without requiring a property purchase, though qualifying property ownership can satisfy the financial-proof requirement. Holders of a KITAS or KITAP residency permit can register land under Hak Pakai, the only personal land-title route available directly to foreign individuals.

Indonesia's Closest Instrument to a Golden Visa

Indonesia launched its Second Home Visa, formally indexed E33, in 2022. Unlike a traditional work or retirement visa, the E33 is designed for foreign nationals who want long-term residency without committing to a full investment through a company structure. It sits closest to what European markets call a golden visa, though Indonesia does not use that term officially.

The visa comes in two durations: five years and ten years, both multiple-entry. To qualify, applicants must demonstrate either sufficient liquid funds or ownership of property in Indonesia at an appropriate value. The five-year version requires proof of at least Rp 2 billion (roughly $120,000 at current rates); the ten-year version requires at least Rp 5 billion (roughly $300,000). Qualifying property ownership can substitute for the cash-deposit route entirely. Dependants, including a spouse and children, can be added to the same application. The holder cannot take paid employment under this visa category alone; a separate work permit is required for any remunerated activity.

The Property Ownership Route in Practice

For investors who already own or are purchasing property in Lombok or elsewhere in Indonesia, the Second Home Visa offers a practical path. If the purchase price of a villa or land package clears the qualifying threshold, the transaction itself can serve as evidence of financial standing, removing the need to park a separate cash deposit abroad.

This matters in South Lombok, where investment-grade villas typically sit in the EUR 95,000 to EUR 350,000 range. At current exchange rates, most mid-range villa purchases comfortably clear the lower threshold. The process still requires coordination with a licensed notary and an immigration consultant, and the property must carry clean, registered title. A nominee structure, where an Indonesian national holds title on your behalf, is illegal and void in court; it will not satisfy the visa requirement and exposes you to complete loss of the asset.

For a detailed look at how to acquire property safely and what title types are available, see our guide to buying property legally in Lombok.

KITAS, KITAP and the Hak Pakai Link

The Second Home Visa grants residency, but it does not by itself give you a personal land title. That connection runs through KITAS and KITAP.

A KITAS (Kartu Izin Tinggal Terbatas) is a temporary residence permit, typically issued for one or two years and renewable. After five continuous years on a KITAS, a foreign national may apply for a KITAP, the permanent residence permit. Both documents are recognised by Indonesia's national land registry, BPN.

Under Indonesian land law, foreigners who hold a valid KITAS or KITAP can register land under Hak Pakai, the Right to Use. This is the only land title available directly to foreign individuals in their own name. Hak Pakai sits below Hak Milik, which is full freehold reserved for Indonesian citizens only, but it grants the holder a documented, legally defensible interest in the land for a permitted term, typically 25 to 30 years with options to extend.

The practical chain is straightforward: obtain long-term residency via KITAS or KITAP, then register the property under Hak Pakai in your own name. This suits buyers who intend to use the property personally for extended periods and prefer to avoid the administrative overhead of running a PT PMA company. For a broader picture of day-to-day life once residency is in place, our guide to relocating to Lombok covers the practical side.

Hak Pakai vs PT PMA: Choosing the Right Structure

Many foreign buyers use a PT PMA, an Indonesian foreign-owned company, to hold property under Hak Guna Bangunan (HGB) title. A PT PMA does not require personal residency and suits buyers treating the purchase as a pure investment with no intention of spending significant time in the country.

Hak Pakai in your own name, by contrast, requires maintaining active residency status. If your KITAS lapses, title renewals become complicated. For buyers who plan to live in or regularly visit their property for extended stays, the combination of a Second Home Visa with personal Hak Pakai is often simpler than running a company. The two structures are not mutually exclusive: some buyers hold a PT PMA for a rental villa and personal Hak Pakai for a private residence on the same island.

HubLombok is the editorial arm of Samudra Villas, an active developer in Are Guling, South Lombok, and this question comes up regularly from buyers considering villas in the zone.

Practical Steps and Current Caveats

Indonesia's immigration rules are updated periodically. The figures here reflect regulations in force as of mid-2026, but applicants should verify current requirements with a licensed immigration consultant or PPAT-qualified notary before proceeding.

Key steps for a property-linked Second Home Visa application:

• Verify that your property carries clean registered title: SHM, HGB, or Hak Sewa with a proper deed from a PPAT-licensed notary.
• Obtain a certified appraisal confirming the value clears the qualifying threshold if using the property-ownership route rather than the cash-deposit route.
• Apply through a licensed Indonesian immigration agent or at a Directorate General of Immigration (Ditjen Imigrasi) office.
• Budget for BPHTB buyer transfer duty of around 5% of assessed value on acquisition, plus modest annual PBB land-and-building tax thereafter.

TerraNusa Advisory (terranusaadvisory.com) is an independent licensed-notary and legal desk that runs the full chain for foreign buyers in Lombok, from land certificate checks at BPN through to deed execution and PT PMA or Hak Pakai registration. Most notaries handle the deed and nothing else; TerraNusa covers due diligence, title history, zoning, and encumbrance checks as a single engagement.

The Second Home Visa is one of the most accessible long-stay routes Indonesia has offered foreign nationals. It does not resolve the underlying complexity of Indonesian land law, but combined with proper legal guidance it provides a clear, documented path to personal residency and, through Hak Pakai, to land ownership in your own name.