Bali Visa Application Guide 2026: Essentials for Foreign Investors

Complete Step‑by‑Step Process to Legally Stay While Building Your Real Estate Portfolio

If you are buying real estate in Bali as a foreigner, you need to understand Indonesia’s visa options. You cannot simply “land and invest”; immigration regulations require proper legal status. This guide walks through every visa type available in 2026, the application process, costs, and which visa works best depending on your real estate investment timeline.

Read also: Buying Property in Bali 2026? Freehold vs Leasehold Explained

1. Visa Overview for Bali Property Investors

Indonesia offers multiple visa categories, each designed for different purposes and stay durations.[web:142][web:148] As a property investor, you have several options depending on how long you plan to stay and what activity you’ll engage in.

Key Visa Types Available in 2026:

• Type A Visa – Visa exemption for select nationalities; 30 days, non‑extendable
• Type B Visa (eVOA) – Visa on Arrival; 30 days + one 30‑day extension (max 60 days)
• Type C Visa – Single Entry Tourist/Social Visa; 60 days + extendable up to 180 days
• Type D Visa – Multiple Entry Visa; 60–180 days per visit, renewable annually
• Type E Visa (KITAS) – Temporary Residence Permit; 6 months to 5 years, allows work and residence

For real estate investors, the most practical options are the Type B (eVOA) for short site visits, Type C (Social/Tourist Visa) for 2–6 month investment projects, and Type E (KITAS) for long‑term settlement.

2. Type B Visa: Visa on Arrival (eVOA) – Quick 30‑Day Visit

Best for: Short property inspection trips, initial due diligence, viewing developments

Duration: 30 days, extendable once for another 30 days (maximum 60 days total)

Cost: IDR 500,000 (~USD $33) per application[web:146]

Who Can Apply: Citizens of 97 countries (most Western passports eligible)

Step‑by‑Step Application Process

Option 1: Apply Online (e‑VOA) – Recommended

1. Visit the official website: Go to evisa.imigrasi.go.id at least 14 days before your travel (no earlier than 14 days).
2. Create an account: Register and log in with your email.
3. Select visa type: Choose “Visa on Arrival (B1 – Tourist Visit).”
4. Fill application form: Complete all personal information fields accurately, including:
   • Full name, date of birth, passport number
   • Travel dates and purpose of visit
   • Contact information
5. Upload documents:
   • Scanned copy of your passport’s biographical data page
   • Recent passport‑sized photograph (35mm × 45mm, white background)
6. Pay online: Use a foreign credit card to pay the IDR 500,000 visa fee.
7. Receive approval: The system will email you an approval letter within 3–5 working days.
8. Print or save: Save the approval document to your phone or print it.
9. Entry: At the airport, proceed to immigration with your passport and approval letter. You can use AutoGATE (automated gate) if you have a biometric passport, or proceed to a standard immigration counter.

Processing Time: 3–5 working days
Validity: Can be used for entry within 30 days of approval
Advantage: Skip airport queues; faster processing.

Option 2: Apply at the Airport Upon Arrival

1. Find the VOA counter: Look for the “Visa on Arrival” counter at Ngurah Rai Airport in Bali.
2. Complete application form: Use the provided form TIM (Tempat Imigrasi Masuk – Immigration Entry Form).
3. Submit documents:
   • Completed form
   • Passport valid for at least 6 months from entry[web:146]
   • Passport‑sized photograph
4. Pay fee: Cash (IDR 500,000) or card accepted.[web:136][web:146]
5. Receive visa: The visa is stamped into your passport within 30–60 minutes.

Processing Time: 30–60 minutes at the airport
Disadvantage: Longer queues; less flexibility; fewer document checks upfront.

Read also: Bali Visa Application: Step-by-Step Guide

3. Extending Your Type B Visa (eVOA Extension)

If your property investment project extends beyond 30 days, you can extend your eVOA once for another 30 days.

Extension Process (Updated June 2025)

Starting June 1, 2025, the extension process requires biometric data submission. You now have two options:

Option 1: Full Online Extension (if you applied via e‑VOA originally)

1. Visit: evisa.imigrasi.go.id
2. Apply for extension: Submit your extension request at least 7–10 days before your current visa expires.[web:137][web:146][web:140]
3. Complete online form: Provide passport details and required information.
4. Pay fee: IDR 850,000 (~USD $55) for the 30‑day extension.
5. Schedule biometric appointment: Choose your location and time for fingerprint and photo registration.
6. Visit immigration office: Go once to the local immigration office to complete biometrics (photos, fingerprints).
7. Wait for approval: Processing takes 3–7 working days.
8. Collect passport: Pick up your passport with the extension stamp.

Processing Time: 3–7 working days
Cost: IDR 850,000
Total stay with extension: 60 days maximum

Option 2: Visa Agent Assistance

If navigating the immigration system is complex, hire a visa agent to manage the extension:

• Benefit: You visit the immigration office only once; agent handles paperwork.
• Cost: Additional surcharge (typically IDR 500,000–1,000,000) but saves time and stress.
• Processing: Same 3–7 day timeline.

Important: You cannot extend the eVOA more than once. After 60 days total, you must leave Indonesia.[web:140][web:146]

Overstay Penalty: IDR 1,000,000 per day if you overstay. This is strictly enforced at airport immigration counters.[web:137][web:146]

4. Type C Visa: Single‑Entry Tourist/Social Visa – 60+ Days

Best for: Medium‑term property projects (2–6 months), meetings with architects and lawyers, construction monitoring

Duration: 60 days, extendable up to 180 days total (two extensions of 60 days each)

Cost: Approximately IDR 2,000,000–3,000,000 (~USD $130–200) depending on your home country and agent

Who Can Apply: All nationalities; requires a sponsor in Indonesia

Step‑by‑Step Type C Application

1. Identify a sponsor: You need a letter of invitation (sponsorship) from:
   • An Indonesian citizen or family member, OR
   • A registered Indonesian company (PT)

For property investors, the developer or your real estate agent can often act as a sponsor.

2. Prepare documents:

   • Valid passport (6+ months validity from entry date)
   • Recent passport‑sized color photograph (4×6 cm)
   • Completed visa application form
   • Sponsor letter from Indonesian party (authorized by Indonesian immigration)
   • Bank statement showing minimum balance (typically USD 2,000 for 60 days)
   • Flight bookings or proof of onward travel
   • Completed TIM form (immigration entry form)

3. Submit application:

   • In person at the nearest Indonesian embassy/consulate in your home country, OR
   • Through an authorized visa agent (online submission possible from some countries)

4. Pay visa fee: IDR 2–3 million depending on processing speed and service type

5. Wait for approval: Processing typically takes 3–5 working days for standard service; 1–2 days for expedited.

6. Collect visa: Pick up your passport with the Type C visa stamp.

7. Enter Indonesia: The visa is valid for single entry only; once you enter, it activates the 60‑day stay period.

Processing Time: 3–5 working days (standard); 1–2 days (expedited)
Validity: Single entry; once you exit Indonesia, you need a new visa to return

5. Extending Your Type C Visa

If your project extends beyond 60 days, you can extend the Type C visa up to two more times, each for 60 days, allowing a maximum total stay of 180 days.

Extension Steps

1. Visit local immigration office in your area (e.g., Kantor Imigrasi Denpasar for Bali).
2. Submit extension documents:
   • Passport and photocopy
   • Extension application form
   • Recent photograph
   • Updated bank statement
3. Pay extension fee: IDR 600,000–800,000 per 60‑day extension
4. Attend interview (if required): Answer basic questions about your stay purpose.
5. Collect extension stamp: Usually ready in 3–7 working days

Maximum total stay: 180 days (60 + 60 + 60 days). After that, you must leave Indonesia and apply for a new visa if you wish to return.[web:153]

Read also: Bali Property Investment in 2026: What Serious Investors Need to Know

6. Type D Visa: Multiple‑Entry Visa – Best for Frequent Visits

Best for: Investors making multiple short trips annually to oversee projects; 1–5 year validity

Duration: 60–180 days per visit; valid for 1, 2, or 5 years

Cost: IDR 5,000,000–12,000,000 (~USD $330–800) depending on validity period

Who Can Apply: All nationalities

Advantages for Property Investors

• Multiple entries: You can leave and re‑enter Indonesia multiple times without needing a new visa application.
• Longer validity: If you plan ongoing involvement with a 5‑year project, a 5‑year Type D visa means no visa reapplication hassles.
• Time flexibility: Each entry allows 60–180 day stays depending on your declared purpose.

Application Process

Similar to Type C, but specify “multiple‑entry” instead of “single‑entry” when applying. Sponsor and document requirements are the same.

7. Type E Visa (KITAS): Temporary Residence Permit – For Long‑Term Investors

Best for: Settling in Bali while managing your investment; long‑term property ownership oversight; acquiring additional properties

Duration: 6 months, 1 year, 2 years, or 5 years

Cost: IDR 3,000,000–15,000,000 (~USD $200–1,000) depending on duration and sponsor type

Who Can Apply: Investors, retirees, spouses of Indonesian citizens, and employees; requires a local sponsor (employer, company, or Indonesian partner)

Key Benefits for Property Investors

• Work and business rights: You can manage your rental operations and coordinate with staff.
• Multiple entries: Enter and exit Indonesia freely without needing a new visa.
• Banking and tax: Open bank accounts, file tax returns, and establish official residency.
• Extended validity: Up to 5 years means long‑term stability for your real estate portfolio.

Requirements for KITAS Application

• Valid passport (6+ months validity)
• Sponsor authorization (company registration letter or employment contract)
• Bank statement showing sufficient funds
• Health certificate (from accredited clinic)
• Police clearance certificate (from your home country)
• Visa application form and photographs
• Proof of local address/accommodation in Indonesia

Application Process

1. Identify a local sponsor: This can be:
   • An Indonesian company where you are an investor/advisor
   • A real estate development company (if you are a major investor)
   • A family member who is Indonesian
2. Sponsor prepares documents: They handle the initial immigration paperwork and authorization.
3. Submit application: Through sponsor or a professional visa agency.
4. Medical and police checks: Attend health screening; obtain home country police clearance.
5. Immigration interview: Attend a brief interview at the local immigration office.
6. Payment: Submit the fee (varies by duration).
7. Receive KITAS: Processing typically takes 2–4 weeks; you receive a residence permit card and visa stamp.

Processing Time: 2–4 weeks
Renewal: Can be renewed annually or for longer periods, depending on initial grant

9. Which Visa Should You Choose?

If you are: Doing initial property inspection, 1–2 weeks
→ Type B (eVOA): Fastest, cheapest, simplest. Apply online before departure.

If you are: Closing on a property, overseeing construction, 2–6 months
→ Type C (Tourist/Social Visa): Proper timeframe, extendable, no work required.

If you are: Making quarterly check‑in visits annually
→ Type D (Multiple‑Entry): Avoid repeated visa applications; plan for 1–5 years upfront.

If you are: Relocating to Bali to manage rental operations or buy multiple properties
→ Type E (KITAS): Establish residency, open bank accounts, file taxes, manage operations legally.

9. Important Requirements for All Visas

Regardless of visa type, have ready:

• Valid passport – At least 6 months validity from your intended entry date.
• Proof of funds – Bank statement showing sufficient balance to cover your stay. Typically:
  • 30 days: USD 1,000–2,000
  • 60 days: USD 2,000–3,000
  • 180 days: USD 5,000+
• Return flight booked – Proof of onward travel; not necessarily return home, but exit from Indonesia.
• Accommodation proof – Hotel booking or letter from your sponsor/property address in Bali.
• Photos – Recent passport‑sized (4×6 cm) with white or red background.

10. Pro Tips

• Apply early: Don’t wait until the last minute. Allow 2–3 weeks for visa approval.
• Use official websites: Apply via evisa.imigrasi.go.id for eVOA or the Indonesian embassy/consulate nearest you.
• Avoid unlicensed agents: Use registered visa agencies only; check their credentials.
• Save documents: Keep copies of all visa approvals, entry stamps, and extensions for future visa applications.
• Plan your exit: Mark your visa expiration date on your calendar. Overstaying is expensive and complicates future travel.

11. After You Arrive: Immigration Compliance

Once in Bali:

• Register if required: Some long‑term visas require registration with local immigration.
• Report address: Inform immigration of your actual residence address.
• Keep receipts: Save all visa payments and extension confirmations.
• Respect conditions: Do not work without permission, do not overstay, do not engage in prohibited activities.

FAQs: Bali Visa for Property Investors

Q1: Do I need a visa to buy property in Bali?
Yes. You must have legal immigration status to be in Indonesia while purchasing property and meeting with developers, lawyers, and banks. A Type B, C, D, or E visa covers this.

Q2: Can I extend my eVOA beyond 60 days?
No. The eVOA can be extended only once, for a maximum total stay of 60 days. If you need to stay longer, apply for a Type C, D, or E visa before your current eVOA expires, or leave and re‑apply.

Q3: If I leave Bali mid‑visa, do I lose remaining days?
Yes. Once you exit Indonesia, your visa is cancelled. When you re‑enter, you need a new visa (unless you have a Type D multiple‑entry visa).

Q4: What happens if I overstay my visa?
You will be fined IDR 1,000,000 (approximately USD $65) per day of overstay, charged at the airport immigration counter before you can leave.

Q5: Can I work on a Type C or Type D visa?
No. Type C (Tourist/Social) and Type D (Multiple‑Entry) visas explicitly prohibit paid employment or business operations. If you intend to actively manage a rental business or work in Bali, you need a Type E (KITAS) work residence permit.

Q6: How do I get a sponsor letter for a Type C visa?
Your property developer, real estate agent, or a trusted Indonesian friend/business associate can provide a sponsor letter. They must have it authorized by the Indonesian immigration office in Jakarta or a local immigration office.

Q7: Is biometric registration mandatory for visa extensions?
Yes, as of June 1, 2025. All visa extensions and new visa applications require biometric data (fingerprints and photograph) submitted at a local immigration office.

Q8: What is the fastest way to get a visa if I have limited time?
The eVOA (Type B) is fastest—apply online 14 days before travel, approval in 3–5 days. For longer stays, expedited Type C processing (1–2 days) is available but costs more.

Q9: Can I apply for a KITAS without leaving Indonesia?
In some cases, yes. If you already have a valid Type C visa and meet KITAS requirements, you can apply for KITAS conversion in‑country. Otherwise, you may need a visa run (short trip to Malaysia or Singapore) to restart the process.

Q10: Which visa should I recommend to other investors buying in Bali with me?
For most short to medium‑term property investors (1–6 months), the Type C (Tourist/Social Visa) is ideal; it’s flexible, allows reasonable extensions, requires no employment sponsorship, and is widely available. For frequent annual visits, the Type D (Multiple‑Entry) makes sense. For those relocating, the Type E (KITAS) is essential.

By understanding these visa options and applying correctly in advance, you’ll ensure smooth, legal entry to Indonesia while you build your Bali property investment portfolio. Plan your visa type to match your investment timeline, apply early, and always keep your immigration status current.

Your real estate success in Bali depends partly on getting the legal foundation right from day one.

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