Authored by the expert who managed and guided the team behind the Indonesia Property Pack
Everything you need to know before buying real estate is included in our Indonesia Property Pack
Many foreigners dream of owning property in Indonesia, whether a villa in Bali or an apartment in Jakarta, but few realize that buying real estate here does not automatically grant you residency or citizenship.
Indonesia has specific pathways where property ownership can help your immigration status, but the rules are quite different from places like Portugal or Spain that offer straightforward "buy a home, get a visa" programs.
We constantly update this blog post to reflect the latest regulations from Indonesia's immigration authorities and land ministry, so you always have accurate information for your planning.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Indonesia.
Insights
- Indonesia's Second Home Visa requires either a Rp 2 billion bank deposit (around $130,000) or property ownership worth at least $1 million, making property the more expensive route to residency in Indonesia.
- Foreigners cannot own freehold land in Indonesia under any circumstances, as Hak Milik (freehold title) is reserved exclusively for Indonesian citizens under the Basic Agrarian Law of 1960.
- The minimum property price for foreigners buying a landed house in Jakarta or Bali is Rp 5 billion (approximately $325,000), while apartments start at Rp 2 to 3 billion depending on location.
- Indonesia's Golden Visa does not accept residential property purchases as qualifying investments, requiring instead government bonds, public company shares, or bank deposits starting at $350,000.
- After holding a Second Home Visa for just 3 years, foreigners in Indonesia can apply for ITAP (permanent residency), which is faster than many other countries' pathways.
- Indonesian citizenship requires you to renounce your current nationality, as Indonesia does not allow dual citizenship for adults, only for children under 18 with mixed-nationality parents.
- The 90-day compliance window after entering Indonesia on a Second Home Visa is strictly enforced, and failure to prove your funds or property ownership can result in visa revocation and deportation.
- Property ownership alone never leads to Indonesian citizenship, which requires naturalization through 5 continuous years or 10 cumulative years of residence, proficiency in Bahasa Indonesia, and acceptance of Pancasila.
Can buying property help me get permanent residency in Indonesia?
Does buying a property qualify or at least help for residency in Indonesia?
As of early 2026, buying residential property in Indonesia does not automatically give you residency, but it can serve as qualifying proof for Indonesia's Second Home Visa if your property meets specific value thresholds.
The minimum property investment to qualify for the Second Home Visa in Indonesia is approximately $1,000,000 USD (around Rp 15 billion or roughly €920,000), which is significantly higher than the alternative cash deposit option of just Rp 2 billion (about $130,000).
Beyond the property value requirement, you must ensure your Indonesian property is held under a title that foreigners can legally own, such as Hak Pakai (Right to Use), since freehold ownership is prohibited for non-Indonesians.
Property ownership in Indonesia can also serve as supporting documentation for other visa categories like the Retirement Visa (for those 55 and older) or as proof of financial stability when applying for various stay permits.
Is there any residency visa directly linked to property ownership in Indonesia right now?
Yes, Indonesia's Second Home Visa program explicitly allows property ownership worth at least $1 million as one of two qualifying pathways, alongside the more common Rp 2 billion bank deposit option.
Buying a primary residence that you intend to live in can qualify for this Indonesia property-linked residency, as long as the property meets the minimum value threshold and is held under an appropriate title structure.
Purchasing a rental or investment property technically qualifies under the same rules, but operating it as a rental business may require additional permits and could push you into different tax and licensing structures that complicate your residency status.
What exactly do I get with a property-based residency in Indonesia?
Is this residency temporary or permanent in Indonesia right now?
The Second Home Visa in Indonesia grants you temporary residency, not permanent residency, though it comes with an unusually long validity period of 5 to 10 years compared to typical temporary permits.
The official name for this property-based residency permit is "Second Home Visa" (Visa Rumah Kedua) which converts to a "Second Home Limited Stay Permit" (ITAS Rumah Kedua) after you arrive and complete registration in Indonesia.
The key legal distinction in Indonesia is that temporary stay permits (ITAS) require periodic validation and can be revoked if conditions change, while permanent stay permits (ITAP) provide more stable long-term residence rights.
Holding temporary rather than permanent residency in Indonesia means you cannot vote, may face some restrictions on certain employment activities, and must continue meeting the qualifying conditions throughout your stay.
How long is the initial residency permit valid in Indonesia in 2026?
As of early 2026, the Second Home Visa in Indonesia is issued for either 5 years or 10 years depending on your choice at application, with the 10-year option requiring the same financial commitment but offering longer stability.
The validity period structure has remained consistent since the program launched in late 2022, though administrative procedures and specific documentation requirements have been refined over time.
Your permit validity begins from the date your Second Home ITAS is officially issued after you enter Indonesia and complete the required registration within 30 days of arrival.
Indonesia's immigration authorities recommend starting any renewal process at least 60 to 90 days before your permit expires to allow adequate processing time and avoid status gaps.
How many times can I renew residency in Indonesia?
The 5-year Second Home Visa in Indonesia can be renewed once for an additional 5 years, giving you a maximum of 10 years total, while the 10-year version does not have an automatic renewal pathway.
Each renewal period in Indonesia maintains the same duration as your original permit, so a 5-year permit renews for another 5 years if you continue meeting the financial requirements.
Renewal conditions in Indonesia remain essentially the same as initial application, meaning you must still demonstrate the required funds or property ownership and maintain compliance with Indonesian laws.
The most common reason for renewal rejection in Indonesia is failure to maintain the required financial proof, particularly if you withdrew your bank deposit or sold your qualifying property without replacement.
Can I live and work freely with this residency in Indonesia?
The Second Home Visa in Indonesia allows you to live full-time in the country but explicitly prohibits employment in a traditional employee relationship with an Indonesian company.
This residency does allow business investment and ownership activities in Indonesia, meaning you can hold shares in companies and receive dividends, but you cannot work as a hired employee.
Certain professions and sectors are entirely restricted for foreigners in Indonesia regardless of residency status, including roles in human resources, legal practice (Indonesian law), and various protected occupations listed in the Negative Investment List.
If you want to work in Indonesia, you will need a separate work permit (IMTA) and a work-based stay permit (ITAS), which operates under completely different rules from the Second Home Visa.
Can I travel in and out easily with residency in Indonesia?
The Second Home Visa in Indonesia provides excellent travel flexibility with multiple entry privileges, allowing you to leave and re-enter the country freely throughout your permit validity without needing additional re-entry permits.
Indonesia does not impose a strict maximum time outside the country for Second Home Visa holders, though extended absences may raise questions during renewal about your genuine intent to make Indonesia a "second home."
This Indonesia residency does not grant you visa-free access to other countries or special travel privileges in the ASEAN region, as your status applies only within Indonesian territory.
When re-entering Indonesia, you must carry your valid passport with the Second Home Visa and your ITAS card, and immigration officers may ask to see proof of your continued compliance with the financial requirements.
Does this residency lead to permanent residency in Indonesia eventually?
Yes, after holding a Second Home Visa in Indonesia for 3 years, you become eligible to apply for ITAP (Izin Tinggal Tetap), which is Indonesia's permanent stay permit.
The 3-year pathway to permanent residency in Indonesia is relatively fast compared to many countries, though you must demonstrate continuous compliance with your visa conditions throughout this period.
Beyond time requirements, Indonesia requires ITAP applicants to show integration into Indonesian society, maintain financial stability, and have no criminal record during their stay.
Once you obtain ITAP in Indonesia, the requirement to maintain your original property investment or bank deposit may be relaxed, though you must still demonstrate ongoing financial self-sufficiency.
What conditions must I keep to maintain residency in Indonesia?
Do I need to keep the property to keep residency in Indonesia?
If you qualified for Indonesia's Second Home Visa through property ownership, you must maintain ownership of a qualifying property throughout your residency period or risk losing your stay permit.
Selling your qualifying property before your permit expires in Indonesia could trigger a review of your residency status, and immigration may revoke your permit if you no longer meet the original qualifying conditions.
Indonesia does allow you to replace your qualifying property with another eligible property of equal or greater value, though you should notify immigration and ensure continuous compliance during any transition period.
Indonesian authorities verify property ownership during ITAS renewals by requesting updated title documents, and immigration has access to land registry information to confirm your continued eligibility.
Is there a minimum stay requirement per year in Indonesia?
Indonesia's Second Home Visa does not specify a minimum number of days per year that you must physically be present in the country, unlike some other residency-by-investment programs globally.
Enforcement of physical presence in Indonesia is relatively relaxed for Second Home Visa holders, as the program is designed to attract "lifestyle migrants" who may split time between Indonesia and other countries.
If you spend very little time in Indonesia over multiple years, immigration officials may question your genuine intent during renewal, though there is no automatic penalty for extended absences.
The minimum stay requirement changes significantly if you later apply for ITAP (permanent residency) or citizenship in Indonesia, where substantial physical presence is expected and scrutinized more carefully.
Can I rent out the property and keep residency in Indonesia?
Renting out your qualifying property in Indonesia is a gray area because the Second Home Visa is designed for residential use, and operating a rental business may require separate business permits and a different visa structure.
Indonesia does not explicitly distinguish between short-term vacation rentals and long-term tenant arrangements for residency purposes, but Bali in particular has cracked down on unlicensed villa rentals in tourist areas.
Rental income from your Indonesian property does create tax obligations, and you must register with the tax authorities and pay income tax on rental proceeds regardless of your residency category.
To legally operate a rental property business in Indonesia, you typically need to establish a PT PMA (foreign-owned company) and obtain appropriate business licenses, which changes the legal framework significantly.
Can residency be revoked after approval in Indonesia right now?
Yes, Indonesia can and does revoke residency permits, and the Second Home Visa is particularly vulnerable because it depends on maintaining specific financial conditions that are verified by immigration.
The official revocation process in Indonesia involves immigration issuing a notice of non-compliance, giving you an opportunity to rectify the issue, and then proceeding to formal cancellation if conditions are not met.
Residents in Indonesia do have the right to appeal a revocation decision through administrative channels, though the process can be slow and you may need to leave the country while your appeal is considered.
Indonesia typically provides a grace period of 7 to 30 days to leave the country after a revocation becomes final, though in cases of serious violations, immediate deportation can occur.
Can real estate investment lead to citizenship in Indonesia?
Can property investment directly lead to citizenship in Indonesia?
No, Indonesia does not offer citizenship-by-investment through property purchases, and there is no amount of real estate investment that directly qualifies you for Indonesian citizenship.
A higher property investment amount in Indonesia does not accelerate your citizenship timeline because citizenship is only available through naturalization after years of legal residence, not through financial shortcuts.
The typical timeline from initial property investment to citizenship eligibility in Indonesia is at minimum 5 to 8 years: first obtaining residency, then permanent residency (ITAP), and finally applying for naturalization after meeting residence requirements.
The key difference is that citizenship-by-investment programs (which Indonesia does not have) grant nationality based on financial contribution, while Indonesia requires genuine integration through years of living in the country, speaking the language, and accepting its national philosophy.
Is citizenship automatic after long-term residency in Indonesia?
No, Indonesian citizenship is never automatic and always requires a formal application, approval process, and oath of allegiance taken before the President of Indonesia.
Indonesia requires at least 5 continuous years or 10 cumulative years of legal residence before you become eligible to apply for citizenship through naturalization.
Additional requirements for Indonesian citizenship include proficiency in Bahasa Indonesia, acceptance of Pancasila (Indonesia's national philosophy) and the 1945 Constitution, a clean criminal record, and proof of financial self-sufficiency.
The typical processing time for citizenship applications in Indonesia after meeting all requirements is 6 to 18 months, as applications must pass through the Ministry of Law and Human Rights and ultimately receive Presidential approval.
What are the real requirements to become a citizen in Indonesia?
Do I need physical presence for citizenship in Indonesia right now?
Yes, Indonesia requires either 5 continuous years or 10 cumulative years of physical residence in Indonesia before you can apply for citizenship, and this requirement is taken seriously during application review.
Indonesian authorities calculate physical presence based on your immigration records, looking at continuous residence (unbroken by extended departures) or cumulative time that adds up to 10 years over a longer period.
Immigration tracks your physical presence through passport stamps, ITAS/ITAP records, and reporting requirements, and they may interview applicants about their actual time spent in Indonesia during citizenship processing.
Indonesia does not offer significant exemptions or reductions to the physical presence requirement, though spouses of Indonesian citizens may have slightly different pathways with the same underlying time commitments.
Can my spouse and kids get citizenship too in Indonesia in 2026?
As of early 2026, spouses and children in Indonesia follow separate pathways to citizenship, with family members of naturalizing citizens not automatically receiving citizenship alongside the main applicant.
In Indonesia, spouses married to Indonesian citizens can apply for citizenship after 5 years of marriage and residence, but this is processed separately from any investment-based residency the other spouse may hold.
Children under 18 with at least one Indonesian parent are eligible for Indonesian citizenship, but adult children over 18 must go through the standard naturalization process independently.
Foreign spouses face the same core requirements as other naturalization applicants in Indonesia, including language proficiency and acceptance of Pancasila, though marriage to an Indonesian citizen can simplify the residence documentation process.
What are the most common reasons citizenship is denied in Indonesia?
The most common reason for citizenship denial in Indonesia is insufficient or undocumented residence history, where applicants cannot adequately prove they actually lived in the country for the required 5 or 10 years.
Two other frequently cited reasons for citizenship denial in Indonesia are criminal records (including immigration violations like overstays) and failure to demonstrate adequate proficiency in Bahasa Indonesia during the application process.
Applicants denied Indonesian citizenship can reapply, but there is typically a waiting period of at least one year, and you must address whatever deficiency caused the initial rejection before resubmitting.
The single most effective step to avoid citizenship denial in Indonesia is maintaining meticulous records of your residence, including keeping copies of all immigration stamps, ITAS/ITAP documents, and proof of address throughout your years in the country.