Golden Visa & Second Home Visa: Official Guide for Foreign Real Estate Investors in Indonesia
Comprehensive guide to Indonesia Golden Visa and Second Home Visa pathways for foreign investors purchasing luxury real estate while securing 5 to 10-year residency.
Key Takeaways for Foreign Investors
- Golden Visa & Residency: Foreign nationals can obtain 5 to 10-year residency permits via real estate investments and financial commitments in Indonesia.
- Permitted Land Titles: Direct individual ownership is legally registered as Right to Use (Hak Pakai) on State Land or Strata Title (HMSRS) on Right to Use.
- Official Regulations: Governed by Government Regulation (PP) No. 18/2021 and Minister of Law & Human Rights Regulation No. 22/2023.
Combining Real Estate Investment with Long-Term Indonesian Residency
Indonesia has officially entered a new era of global real estate openness. Through integrated provisions of Government Regulation (PP) No. 18 of 2021 and Ministerial Regulation No. 22 of 2023, the Indonesian government has streamlined property ownership for Foreign Nationals (WNA) while establishing Residency-by-Investment privileges under the Golden Visa and Second Home Visa programs.
For High-Net-Worth Individuals (HNWI), international entrepreneurs, and retirees, this framework offers a compelling duality: capturing capital appreciation in an emerging South East Asian powerhouse while enjoying long-term residency stability.
Comparative Analysis: Golden Visa vs. Second Home Visa
| Parameter | Golden Visa (Individual Investor) | Second Home Visa (Residential) |
|---|---|---|
| Residency Validity | 5 Years / 10 Years | 5 Years (Renewable) |
| Investment Commitment | USD $350,000 (5 yrs) / USD $700,000 (10 yrs) | Luxury Property Asset / IDR 2 Billion Bank Deposit |
| Preferred Asset Types | Luxury Apartments, Penthouse Villas, PT PMA Real Estate | Luxury Residential Units (Individual Hak Pakai) |
| Business & Work Rights | Allowed to establish corporate entities & serve as Director | Non-working (Focus on Retirement & Living) |
Legal Execution Steps for Immigration Visa Holders
Passport & Immigration Verification: Buyers must present a valid passport with a minimum remaining validity of 36 months alongside appropriate immigration clearance.
Minimum Price Threshold Compliance: Ensure the target property meets or exceeds regional price floors established by the Ministry of ATR/BPN (e.g., IDR 5 Billion for landed houses in Bali or Jakarta).
Deed Execution Before Land Deed Official (PPAT): Conveyance is executed before a certified PPAT, resulting in a registered Hak Pakai (Right to Use) title certificate under the foreign buyer's name.
Immigration Registration & ITAS/ITAP Issuance: Submit title documentation to the Directorate General of Immigration to formalize the Temporary (ITAS) or Permanent (ITAP) Residency Permit.
Pemberitahuan Redaksi (Editorial Disclosure)
Artikel di PropertyID disusun melalui proses riset dan penulisan berbantuan teknologi, kemudian ditinjau dan divalidasi oleh tim redaksi sebelum dipublikasikan untuk memastikan keakuratan informasi, khususnya terkait data regulasi, simulasi finansial, dan ketentuan perbankan yang berlaku.
Bambang Prakoso, S.H., M.Kn.
Bambang Prakoso adalah notaris dan PPAT aktif dengan pengalaman lebih dari 10 tahun menangani legalitas transaksi properti. Ia aktif membagikan panduan hukum terkait sertifikasi tanah, akta jual beli, dan penyelesaian sengketa properti.
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