Can I buy property with an Investor KITAS?

You can buy property under a 'Hak Pakai' (Right to Use) title or through your PT PMA under a 'Hak Guna Bangunan' (Right to Build) title. You still cannot own 'Hak Milik' (Freehold) land, as that is reserved for Indonesian citizens.

Do I need a local partner for a PT PMA?

Many business sectors (specified in the Positive Investment List) allow 100% foreign ownership. Some sectors still require a local partner, but for most 'typical' expat businesses like cafes or consulting, full foreign ownership is possible.

How long does it take to set up?

Setting up the PT PMA takes 2–4 weeks. Once the company is ready, the KITAS process takes another 2–3 weeks.

Can my spouse work on a dependent visa?

No. A dependent KITAS (family visa) allows your spouse to live in Bali, but it does not grant them the right to work. They would need their own Work or Investor KITAS to be legally employed.

What is the cost of setup?

Agency fees for PT PMA setup and a 2-year Investor KITAS typically range from IDR 35 million to 60 million (AUD 3,400–5,800) depending on the complexity and speed of service.

Visas & immigration

Investor KITAS: The Professional Way to Live and Work in Bali

Short answer

The Investor KITAS (typically the E28A index) is designed for foreigners who invest in an Indonesian company (PT PMA). It offers a 2-year residency, the right to manage your company, and a path to permanent residency, provided you meet the minimum shareholding requirements.

Why Choose an Investor KITAS?

For Australians looking to do more than just surf and relax, the Investor KITAS is the gold standard for long-term residency. Unlike the Visit Visa, it allows you to actively manage your business. Unlike the Work KITAS, you are the 'boss' and do not require a separate work permit (IMTA) to perform managerial duties.

It is valid for two years and is renewable. It also allows you to bring your family on dependent visas, making it the preferred choice for entrepreneurial families relocating to the island.

The PT PMA: The Foundation of Your Visa

You cannot get an Investor KITAS without a company. In Indonesia, this must be a PT PMA (Perseroan Terbatas Penanaman Modal Asing) — a foreign-owned limited liability company.

Setting up a PT PMA requires a significant capital commitment. Under current regulations, the minimum investment plan is IDR 10 billion (approx AUD 960,000), though this is the 'plan' rather than the amount that must be immediately paid into a bank account. However, the 'paid-up capital' requirement is usually IDR 2.5 billion (approx AUD 240,000).

Capital and Shareholding Requirements

To qualify for the Investor KITAS, you must hold a certain amount of shares in the PT PMA. Currently, the requirement is typically a minimum of IDR 1 billion in shares (approx AUD 96,000).

Investor KITAS Financial Requirements
Requirement	IDR Amount	AUD Equivalent
Min. Investment Plan (PMA)	IDR 10 Billion	AUD 961,538
Min. Paid-Up Capital	IDR 2.5 Billion	AUD 240,385
Min. Shareholding (Investor)	IDR 1 Billion	AUD 96,154
Annual Reporting Fee	IDR 5,000,000+	AUD 480+

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The E28A (Pre-Investment) vs. E28B

Recent changes in Indonesian visa law have introduced new index codes. The E28A is a common entry point for those in the process of setting up their investment. It allows you to stay for up to one year while you finalize your company structure.

Once the company is fully operational and the investment requirements are met, you transition to the full 2-year Investor KITAS. This process is complex and requires meticulous accounting and tax compliance.

Ongoing Obligations: LKPM and Tax

Having an Investor KITAS isn't a 'set and forget' arrangement. Your PT PMA must file quarterly investment reports (LKPM) with the BKPM (Investment Coordinating Board). Failure to file these can lead to the revocation of your business license and, consequently, your visa.

You will also need an NPWP (Tax ID) and must file annual personal and corporate tax returns in Indonesia. While Indonesia and Australia have a double taxation treaty, you should seek professional advice to ensure you are compliant in both jurisdictions.

Common Mistakes with Investor Visas

The biggest mistake is 'ghost companies' — setting up a PMA solely for the visa without any intent to run a business. Immigration has become increasingly strict, and they do conduct spot checks on office premises and business activity.

Another error is not realizing that an Investor KITAS allows you to *manage*, but not to perform *operational* tasks. For example, if you own a cafe on an Investor KITAS, you can manage the staff and finances, but you cannot legally work behind the bar or wait tables.

Common questions

Can I buy property with an Investor KITAS?: You can buy property under a 'Hak Pakai' (Right to Use) title or through your PT PMA under a 'Hak Guna Bangunan' (Right to Build) title. You still cannot own 'Hak Milik' (Freehold) land, as that is reserved for Indonesian citizens.
Do I need a local partner for a PT PMA?: Many business sectors (specified in the Positive Investment List) allow 100% foreign ownership. Some sectors still require a local partner, but for most 'typical' expat businesses like cafes or consulting, full foreign ownership is possible.
How long does it take to set up?: Setting up the PT PMA takes 2–4 weeks. Once the company is ready, the KITAS process takes another 2–3 weeks.
Can my spouse work on a dependent visa?: No. A dependent KITAS (family visa) allows your spouse to live in Bali, but it does not grant them the right to work. They would need their own Work or Investor KITAS to be legally employed.
What is the cost of setup?: Agency fees for PT PMA setup and a 2-year Investor KITAS typically range from IDR 35 million to 60 million (AUD 3,400–5,800) depending on the complexity and speed of service.