General information, not legal advice. This guide sets out the general rules as I understand them. It has not yet been reviewed by an Indonesian notary, and the rules change. Before you sign or pay anything, confirm every point with your own independent notary (PPAT) or lawyer.
Property doesn't give you residency
A leasehold villa in your name gives you the right to use the property, not the right to live in Indonesia. You still need a visa or a stay permit for every visit, like any other foreigner.
It works the other way too. Leasehold, which is how most overseas buyers hold a villa, doesn't need any residency. Hak Pakai, the right-of-use title, generally does: a foreigner needs a residence permit (KITAS or KITAP) to hold it in their own name. Read can foreigners buy property in Lombok? for how the structures compare.
The options at a glance
| Option | Stay | Main requirement | Suits |
|---|---|---|---|
| Visa on arrival | 30 days, extendable once by 30 | An eligible passport | Owners who visit a few times a year |
| Remote worker KITAS (E33G) | 1 year | About US$60,000 a year from an employer outside Indonesia | Remote employees spending long stretches in Lombok |
| Second home visa | 5 or 10 years | About IDR 2 billion (roughly US$125,000) held in an Indonesian state bank | Owners who want long, flexible stays without working |
| Retirement KITAS | 1 year, renewable | Age 55 or over (some routes 60), and a regular pension or income | Retirees living in Lombok much of the year |
| Investor KITAS | Up to 2 years, renewable | A significant shareholding in an Indonesian company (PT PMA) | Buyers running a rental business through their own company |
Figures are as commonly reported in 2026. Thresholds and fees change often, and published sources don't always agree. Check the current rules with Indonesian immigration or a licensed visa agent before you apply.
Visiting: visa on arrival
Many nationalities, including Australians, Britons and Americans, can get a visa on arrival or apply for an e-visa online before they fly. It gives 30 days, which can be extended once at an immigration office for another 30, so 60 days in all. Apply for the extension before the first 30 days run out. Singaporeans and other ASEAN citizens can usually enter visa-free for up to 30 days.
For a holiday home you use a few times a year, this is often all you need. Overstaying is fined per day and can lead to deportation, so keep track of your dates.
Working remotely: the remote worker KITAS
The remote worker KITAS (E33G) is for people employed by a company outside Indonesia. The usual requirement is an income of about US$60,000 a year. It lasts a year. You can't work for Indonesian clients or sell goods or services in Indonesia on it.
Long stays: the second home visa
The second home visa allows stays of five or ten years. The usual route is to keep about IDR 2 billion (roughly US$125,000–135,000, depending on the exchange rate) in a state-owned Indonesian bank for as long as you hold the visa. There's also a property route, but it needs a property worth around US$1 million or more, which is above most Lombok villas.
There's no age limit, and you don't need a sponsor or an Indonesian company. You can't work in Indonesia on it.
Retiring to Lombok
Retirement permits are for people aged 55 or over, though some routes now ask for 60. You'll usually need to show:
- a regular pension or passive income, commonly cited at US$1,500–3,000 a month
- health insurance
- a place to live in Indonesia. A leased villa normally counts.
A newer "silver hair" route also asks for a deposit in an Indonesian state bank. Retirement permits are renewed each year, and you can't work on them.
Running a business: investor KITAS
If you set up an Indonesian company (PT PMA) to own and rent out villas, the investor KITAS lets you stay as a shareholder. The individual shareholding most often cited is IDR 10 billion, but the rules on company capital changed in 2025. Get current advice before planning around it. A company also brings ongoing accounting, tax and reporting costs.
Renting out your villa
None of the visitor or residence permits above lets you run a rental business yourself in Indonesia. Most overseas owners use a licensed local management company, which handles guests, staff and licences under its own permits. Read Lombok rental income, honestly for what that costs.
Tax
If you spend more than 183 days in Indonesia in a 12-month period, or hold a residence permit, you may count as an Indonesian tax resident. That can change how your worldwide income is taxed. Talk to a tax adviser who knows both Indonesia and your home country before you move.
Which is right for you?
- A few weeks, a few times a year: a visa on arrival, with a leasehold villa and a management company
- Several months a year while working remotely: the remote worker KITAS
- Long stays, flexible, not working: the second home visa
- Retired: the retirement KITAS, and possibly Hak Pakai title
- Building a rental business: a PT PMA and an investor KITAS, with professional advice
Not sure how you'd use a villa yet? Tell me your plans, and I'll point you to properties and advisers that fit.