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Category Archives: PT PMA

Tips for Running a Property Rental Business in Bali

Owning a rental property in Bali can be a lucrative and enjoyable investment. But you've got to know what you're doing! Follow these tips for running a successful property rental business in Bali, Indonesia.

What is a Property Business?

Are you thinking about starting a property rental business in Bali? If so, you'll need to know a few things about running a successful business in this popular tourist destination. Here are some tips to get you started:

1. Know the local laws and regulations. Before you start your business, be sure to research the local laws and regulations regarding rental properties. This will help you avoid any legal problems down the road. We can of course help with this!

2. Find the right location. Location is everything when it comes to running a successful property rental business. You'll want to choose a location that is popular with tourists and has plenty of things to do nearby. It's great to ask Real Estate Agents in the area for their insight before you sign any contracts.

3. Choose the right type of property. There are many different types of properties available for rent in Bali, from villas to apartments. Be sure to choose a type of property that will appeal to your target market.

4. Promote your business. Once you've got everything set up, it's time to start promoting your business. In Bali, the key channels to do this are Estate Agents, Social Media, Airbnb and online directories. However, you will most likely need to employ local professionals to undertake the majority of these activities, as explained further below.

Managing Property in Bali - Key Laws and Regulations

As you might imagine, this is a huge topic and one we won't be able to cover in-depth in one article. However, there are some key things you have to know to have any dealings in property as a foreigner in Bali.

1. If you will earn money within Indonesia, or from assets in Indonesia, you will need a PT PMA. Even if you live at the property and want to rent spare rooms, this counts as a business and you will need a company to undertake these activities. Find out more about setting up a property PMA here.

2. You need to ensure the land or property you lease, rent or buy has the correct permits for the job you want it to do. These may include:

- SLF (formerly IMB)
- Pondok Wisata
- Contract with the owner giving relevant permissions

3. As you will have an Investor KITAS linked to your PMA company, you are expected to manage the business at a high level only. You will need local staff to undertake many of the roles required to manage a property business. You as an Investor cannot:

- Undertake marketing activities
- Meet, greet or pick up guests
- Clean or maintain the property

Interested in Managing a Property Business in Bali?

We'd be delighted to advise you on your Bali business. We offer a 2-hour consultation service where we detail everything you need to know about running a property business in Bali and charge IDR 1,000,000 for this service. However, if you proceed to create your PT PMA with us, this consultation fee is 100% deductible from the price of our services.

Get in touch to find out more.

get a visa to teach yoga in Bali yoga instructor kitas

We are excited to announce that our agency is now able to help people wanting to work as a Yoga Instructor in Bali.

Teach Yoga in Bali

The jobs you can have with this KITAS are Yoga Instructor, Marketing Manager or Marketing Advisor.

The 12-month KITAS will be under the business classification of SPORTS AND RECREATION EDUCATION SERVICES.

How to legally work as a Yoga Instructor in Bali

  • You can apply onshore or offshore to apply for this visa.

  • Processing the visa offshore takes 3 weeks to get e-Visa to travel to Bali, then 10 days to convert to KITAS when you are here in Bali.

  • Processing the visa onshore takes 1.5 - 2 months.

  • The price for offshore is IDR12,500,000. For onshore it is IDR17,500,000 (from B211.)

  • You will also need to pay 12 months' tax (USD 1200) when you apply for the Yoga Instructor KITAS and if you apply offshore there is an additional visa fee (USD 150.)

To apply for your Yoga Instructor KITAS, we need the following:

For onshore & offshore applications

  • Passport cover and ID page (Validity should be at least 18 months for the 12-month application)

  • Copy colour of Graduated Certificate (Diploma)

  • Copy colour of Reference Letter (from an old employer)

  • Passport style photo size 4 × 6, respectively 2 pieces (red background)

  • Email address and phone number

  • Vaccine Certificate with full doses

  • Copy colour of health or travel Insurance Policy

  • Statement letter of willingness to comply with the health protocols in Indonesia (we will provide a draft for you to sign)

  • Recent bank statement with minimum funds of approximately USD 2,000

Onshore applicants also require:

  • eVisa, payment receipt and Last Visa Stamp B211 (min. valid for 45 days)

  • Statement letter from old sponsor

  • Documents from old sponsor

Get in touch with us today using the form below to discuss how you can work under the Yoga Instructor KITAS in Bali, Indonesia.


If you are currently outside of Indonesia you will need to enter Indonesia with the B211 offshore visa. We can then start the process of applying for your KITAS should you wish to work in Bali.

Our agency is also able to help people wanting an Artist (Impresariat) KITAS or in tourism-related roles with a Wisata Tirta KITAS.

How to Set Up a Company in Bali – PT PMA and Kitas Explained

We have helped hundreds of clients to set up a business in Bali. This, along with getting an investor or working visa, allows our clients to live and work in Bali, Indonesia, long term. Today we explain the key benefits of a setting up a PT PMA (Foreign Investment LLC). We will also detail the steps, approximate costs and timescale for the process.

PT PMA Overview:

  • Full foreign ownership is possible, making this the ideal model for foreign investors who want full legal control of their business operating in Indonesia

  • Shareholders, directors and commissioners can all be foreigners - you need to have at least 2 shareholders, 1 director and 1 commissioner. There can be up to 3 people for each position, which later can be called as Board of Directors and Board of Commissioners

  • Your PT PMA can provide direct sponsorship, ie KITAS or Business Visa, to foreign workers and business partners

  • Allows for properties and assets to be owned/leased to the company

  • Highly demanding investment capacity requirement (at least IDR 10B) and you need to inject a paid-up capital/working capital of IDR 2,500,000,000 to the bank account of the company once the company is established. This can be over the course of several years.

  • It will take around 2.5 to 3 months to set up the company until it has ALL the licenses.

The PT PMA Company set up process can be split into 3 parts:

1. Set up PT PMA

These are the steps required for the initial set up of your company. This stage needs to be complete before we can apply for your Kitas with your company as the sponsor. Below we have detailed the documents we need from you.

Numbers 1-4 are for your business address. If you will be delivering services at various locations, you will need a correspondence office address as your administrative office. (We have a partnership with a Virtual Office space you can rent.)

  1. Rent agreement

  2. Land certificate

  3. Receipt of payment building and land tax the last 3 months (PBB)

  4. Building permit (IMB)

  5. Copy passport shareholder (full pages)

  6. Copy ID and tax register number of local shareholder (if any)

  7. Overseas and Indonesia address of each investor

  8. Company name (3 variations in case they are not available)

  9. Company address 

  10. Line of business (we will discuss your options with you in person)

  11. The share of capital for each investor (total capital min. US $ 1.000.000 and issued capital min. US $250.000)

  12. Position of each investor in the company (Director, Commissioner)

This process takes 21 days and at the end of it, you will have the following documents.

  1. Article of Association (Deed of Incorporation from a notary)

  2. Ministry of Justice Approval (SK Kemenkumham)

We will also make the application on the OSS system for the following documents. But, they will not be effective until we complete the necessary steps in step 3.

  1. Business License Number NIB

  2. Business Operational License (Ijin Usaha) 

  3. Ijin Lokasi (local permit)

  4. Ijin Linkungan (environmental effect document)

  5. Domicile Letter (SKTU)

  6. Registration of Tax ID (NPWP)

Step 1 costs IDR 25,000,000.

This cost can be split between the company investors. 


2. Apply for Visas (Investor Kitas or Working Kitas)

At this stage, we can apply for the visas for foreigners to live and work in Indonesia. The most cost-effective and straightforward visa to obtain is an Investor Visa. This is valid for 2 years and costs IDR 17,500,000. The process to obtain an Investor Kitas takes 21 days. With an Investor Kitas, you cannot work in Bali, Indonesia. You would however be able to run your company, making decisions on staff and processes. 

The other option is to obtain a Working Visa. Unless your company is entertainment-based, this visa will be valid for 1 year and allow you to earn money in Indonesia. A Working Kitas takes 28 days to process and each one costs IDR 13,500,000. You also need to pay USD 1,200 for tax

Step 2 costs IDR 17,500,000 per person

We may be able to offer a discount on additional visas applied for under the same company.


3. Complete Company Set Up

We need to complete this stage before you will be able to renew your Visas - so in 1 year for those with a Working Kitas, or 2 years for those with an Investor Kitas. The key documents involved are: 

  1. SPPL or UKL depending on business type

  2. NIB - Effective

  3. Business Operational License (Ijin Usaha) - Effective

  4. Ijin Lokasi (local permit) - Effective

  5. Ijin Linkungan (environmental effect document) - Effective

The requirements of this stage vary dramatically depending on the type of business you are setting up. A consultancy firm that works mostly online will cost a lot less than a large hotel or restaurant.

Step 3 costs at least IDR 20,000,000.


Example Company Set Up

For a business such as a marketing agency, with 5 investors, the initial cost per person would be IDR 22.5 million (USD 1,600.) This would get the business set up and 2-year investor visas for the 5 investors.

Step 1: IDR 25 m / 5 people + Step 2: IDR 17.5m

Over the course of the two years, step 3 will have to be completed. For this example, with 5 investors, this would cost another IDR 4m per investor. Without completing step 3 you will not be able to renew your visas when they expire after 2 years. 


Operating a PMA - Important Information

Company Tax in Bali

For every company in Indonesia, it is mandatory to report the annual tax. The general income tax rate is around 12.5-25% of the net profit if the company’s gross revenue is above IDR 4.8 billion. A flat rate of 25% is applied when the yearly revenue of the company is above IDR 50 billion. If the company’s gross income is below IDR 4.8 billion, the final income tax rate is 0.5% of the monthly gross income.

PMA Investment Reports

Additionally, to paying taxes, you will need to do a quarterly investment report. This report usually contains the profit and loss statement of your company, information on the number of employees, etc. This report is important as the government will see that your company is up and running instead of being a dormant company. Failing to provide such a report will attract the authorities to run an audit of your company.

Business classification for PT PMA

Every company in Indonesia needs to be registered under at least one business classification. The business classifications are determined by the activities you are planning to do. Based on the Presidential Decree No. 36 Year 2010, not all the business classifications are open 100% for foreign ownership. There are some other classifications that are closed for foreign ownership and require you to have a local partner to incorporate a company.

For example, the business classifications that are still open 100% for foreign ownership are real estate, villa accommodation, business consulting, restaurant or cafe, and trading for export/import among others. On the other hand, business classifications such as retail and beauty salons are closed for foreign ownership.


If you would like to learn more about setting up a company in Bali, get in touch with us today. You can do so by sending an email to info@visaagencybali.com, by messaging our Facebook page or sending a message on WhatsApp:

+6281338277350 (Claudia)

+628191562006 (Gede Darsana)

+6281338704627 (Agus)

+628123813470 (Gede Arya)