Villa Rental
Aktivitas Vila
🏨 Section I — Accommodation & Food Service
Villas — private houses exclusively rented out to tourists, with facilities, managed by the owner. Unlike a homestay (55201), the owner does not live on the same property. These are dedicated short-stay rental properties: the classic Bali villa experience with a private pool, tropical garden, and often resident staff. One villa or an entire compound — this is the code.
What You Need
PP28/2025 Licensing Data1 scale
Post-License Obligations3
→ Obtain Health Feasibility Certificate from Dinas Kesehatan
→ Submit periodic business activity reports to regulator
→ Provide evidence of business standard compliance documents
Micro + Small + Medium: Medium-Low risk (Menengah Rendah). NIB + Sertifikat Standar issued automatically via OSS (Otomatis).
Scale note
PP28/2025 lists no Skala Besar (Large-scale) entry for 55203. This does not restrict PMA — it simply means large-scale villa operations aren't separately categorised. A PT PMA with IDR 10B+ investment operates under the Medium scale licensing regime regardless of physical size. Perpres 10/2021 keeps the sector fully open to 100% foreign ownership at all operational sizes.
Step-by-step to operate legally
Typical total timeline
3–5 months from PT PMA to fully operational.
Minimum PT PMA capital
IDR 10 billion stated capital (Rp 2.5B paid-up).
Authority
Bupati/Walikota (district/city level).
Fully open — 100% foreign ownership. No local partner required.
Renumbered from 55193 in KBLI 2020 to 55203 in 2025 (CODICE_RINUMERATO). PP28 licensing data maps from old code 55193 with a 100% match — same risk level, same permits, same obligations. No substantive change for operators: if you are running under 55193, the transition to 55203 is administrative only.
Bali Intelligence
🏝 The Bali Villa Market (Reality Check)
- Villas ARE Bali's tourism identity: Seminyak, Canggu, Ubud, Uluwatu, Sanur — every area has its scene
- Most popular accommodation KBLI for foreign investors by volume
- Typical structure: PT PMA leases land (Hak Sewa, 25–30 years), builds villa, rents on Airbnb/Booking.com
- Oversupply warning: Canggu and Seminyak have thousands of villas competing for the same guests; occupancy rates have dropped significantly since 2022
- Better ROI areas (2025): Tabanan, Sidemen (Karangasem), Amed, north coast — lower land prices, growing demand
⚠ Common Mistakes That Kill the Business
- Operating without TDUP — Dinas Pariwisata enforcement intensified in 2023–2024; fines and closure orders have been executed in Canggu, Pererenan, and Seminyak
- Building before PBG — IMB/PBG crackdowns since 2024 have resulted in actual demolition orders in Bali
- Skipping Sertifikat Laik Sehat — required for legal operation; without it your NIB is valid but your villa is not
- Ignoring the banjar — local village council approval is not a government permit but is socially and operationally essential; no banjar consent = neighbor problems, access issues, staff walkouts
- Nominee land ownership — still common, still illegal; BPN and PPATK have increased scrutiny on nominee arrangements since 2023
KBLI 2025 Hospitality & Accommodation: Hotels, Villas & Guesthouses in Bali
zantara.balizero.comTKA Eligible Positions
Kepmenaker 228/2019 — Category 8: Akomodasi & Makan/Minum
Kepmen 228/2019 lists 12 TKA-eligible positions in this category. Selection optimized using ISCO classification methodology.
KEDUA Provision — Directors & Commissioners Exemption
- 56101 — If you provide food service (in-villa chef, breakfast, restaurant)
- 68112 — For the property lease/rental structure (if your PT PMA also holds the lease)
- 96230 — If you offer spa or massage services at the villa
- 79110 — If you arrange tours, activities, or transfers for guests
- 77311 — If you rent out motorbikes, scooters, or vehicles to guests
- 41012 — If your PT PMA also builds/constructs the villa itself
Related Codes
Homestay
Aktivitas Rumah Tinggal Sewa (homestay)
Youth Hostel
Aktivitas Hostel Remaja (youth Hostel)
Serviced Apartment / Aparthotel
Aktivitas Apartemen Hotel
Other Short-Stay Accommodation
Aktivitas Penyediaan Akomodasi Jangka Pendek Lainnya
Five-Star Hotel
Aktivitas Hotel Bintang Lima
Four-Star Hotel
Aktivitas Hotel Bintang Empat