For decades, Indonesia has attracted expatriates, entrepreneurs, and families looking for more than just a holiday. But finding the right visa category has often been a stumbling block. In 2022, Indonesia introduced the Second Home Visa, and by 2025 it is becoming one of the most talked-about residency options for long-term foreigners. With its combination of financial deposit or property ownership requirements, this visa offers a five- or ten-year stay without the need to establish a business or retire officially.
This article breaks down what the visa is, who qualifies, how the deposit and property rules work, and what applicants need to watch out for.
What is the Second Home Visa?
The Second Home Visa is designed as a long-stay residence option for foreign nationals who want to base themselves in Indonesia for lifestyle, education, or investment reasons. It is not a work visa—holders cannot take up employment in Indonesia—but it provides stability and flexibility for those who want to live, study, or simply enjoy the country.
Applicants can choose between a five-year or ten-year stay permit, depending on their preference and budget. Applications are made online via the official immigration portal, with documents and a “commitment letter” uploaded before approval.
Who Qualifies for the Second Home Visa?
Eligibility is primarily financial rather than professional or age-based. Unlike the Retirement Visa, which requires applicants to be over 60, the Second Home Visa has no age limit.
To qualify, applicants must:
- Hold a passport valid for at least 36 months.
- Submit a commitment letter stating that they will fulfill the deposit or property purchase requirement within 90 days of entry.
- Provide standard supporting documents such as a passport photo and CV.
- Pay the government visa fee (IDR 12,000,000 for 5 years or IDR 18,500,000 for 10 years).
Family members can be included as “followers”—this covers spouses, children, and even parents—without requiring them to meet the deposit or property rules individually.
Deposit Requirement: USD 130,000
The most straightforward route is the financial deposit option. Applicants commit to placing USD 130,000 (around IDR 2 billion) in their own name at a state-owned Indonesian bank such as BNI, BRI, or Mandiri.
Key rules include:
- The account must be in the applicant’s own name.
- The deposit must be maintained throughout the visa validity period.
- Proof of the deposit (a certificate or bank statement) must be submitted to Immigration within 90 days of arrival.
This option is favored by those who want to keep their assets liquid, avoid the complexity of property purchase regulations, or who may only be staying temporarily.
Property Ownership Route: USD 1 Million Minimum
For many foreigners, property is the more attractive option. The Second Home Visa allows applicants to meet the requirement by purchasing residential property of sufficient value.
The rules here are more complex:
- The property must be held under a foreign-eligible title, usually Hak Pakai (Right-to-Use) or HGB (Right-to-Build) for apartments or landed houses.
- Freehold (Hak Milik) is not available to foreigners.
- The property must meet the minimum valuation, generally cited as USD 1,000,000.
- Leasehold agreements marketed in Bali and other hotspots often do not qualify unless structured legally as Hak Pakai or HGB with the correct value.
This pathway is popular with families and long-term residents who intend to settle in Indonesia, but it comes with legal due diligence requirements. Working with a licensed PPAT notary and advisors such as CPT Corporate is essential to avoid costly mistakes.
The 90-Day Commitment Rule
A central feature of the Second Home Visa is the 90-day compliance window.
Here’s how it works:
- At the time of application, the applicant submits a commitment letter—a promise to deposit the funds or purchase property.
- After the visa is issued and the holder enters Indonesia, they have 90 days to provide proof.
- Proof means either a bank certificate showing the USD 130,000 deposit, or official property title/contract documents meeting the value threshold.
- Failure to provide proof within 90 days can lead to the visa being cancelled.
This rule ensures that applicants follow through and that Indonesia gets genuine, committed long-stay residents.
Costs Beyond the Deposit or Property
The deposit or property purchase is the main eligibility hurdle, but applicants should also budget for:
- Visa issuance fee: Start from IDR 12,000,000 (5 years) or IDR 18,500,000 (10 years).
- Stay permit (ITAS) fee: Start from IDR 7,000,000 for 5 years.
- Re-entry permit: Start from IDR 3,500,000 to 6,000,000 depending on validity.
For a family, these government fees can add up quickly, so it’s worth calculating the total investment before applying.
What You Can and Cannot Do
The Second Home Visa is generous in some areas but restrictive in others.
You can:
- Reside in Indonesia long-term.
- Enroll in education.
- Invest and manage personal assets.
- Include family members under dependent status.
You cannot:
- Work as an employee.
- Use the visa as a substitute for business operations (a PT PMA company structure is required for that).
This makes the visa perfect for lifestyle residents, but not for those planning active employment.
Second Home Visa vs Other Long-Stay Options
The Second Home Visa sits alongside other residency categories, each with its own strengths.
- Retirement Visa: Age 60+, requires monthly income proof, lease agreement, and insurance. Lower financial threshold but limited to retirees.
- Investor KITAS: Requires setting up a PT PMA company with a minimum IDR 10 billion capital requirement. Grants residency plus work rights.
- Golden Visa (5–10 years): Requires significantly larger investments (in companies, government bonds, or deposits), aimed at high-net-worth individuals and global talent.
Compared to these, the Second Home Visa offers a middle ground—high enough investment to ensure serious applicants, but without requiring company ownership or age restrictions.
Common Pitfalls to Avoid
Applicants often make mistakes that could cost them their residency:
- Missing the 90-day proof deadline. Without deposit or property proof, the visa risks cancellation.
- Confusing leaseholds with ownership. Marketing in Bali and Jakarta often emphasizes leasehold deals, but these may not meet Second Home criteria.
- Assuming the visa allows work. It doesn’t—employment requires a work-authorized visa like a KITAS.
- Underestimating total costs. Government fees, notary costs, and taxes can add significantly to the headline investment.
Working with qualified advisors can help navigate these risks.
Tax and Residency Considerations
Residency doesn’t just mean immigration status—it can also affect tax obligations. Indonesia treats anyone present for more than 183 days in a 12-month period or with an intention to reside permanently as a tax resident. This could mean reporting worldwide income to the Indonesian tax office, unless treaty protections apply.
Applicants should seek professional tax advice before committing, especially if they hold offshore assets or business income.
Why Indonesia is Expanding Long-Stay Options
The Second Home Visa reflects Indonesia’s broader policy shift. The government is encouraging foreign investment, high-net-worth residents, and knowledge transfer, while maintaining controls to avoid speculative misuse. By requiring either substantial deposits or real property purchases, Indonesia ensures that residents contribute economically while enjoying local opportunities.
Conclusion
The Second Home Visa Indonesia 2025 offers a genuine alternative for those who want long-term stability without setting up a company or retiring. With its USD 130,000 deposit or USD 1,000,000 property rule, it positions itself between the Retirement Visa and the Golden Visa, serving a growing global demand for flexible, lifestyle-based residency.
For many, the attraction lies not only in Indonesia’s lifestyle appeal—its natural beauty, cultural vibrancy, and affordability—but also in its growing role as a hub for regional living and investment.
However, applicants should approach with careful planning: ensure the funds or property qualify, respect the 90-day rule, and prepare for tax implications. With the right approach and professional guidance from CPT Corporate’s visa advisory team, the Second Home Visa can unlock a decade of residency in one of Southeast Asia’s most dynamic countries.
Ready to Make Indonesia Your Second Home?
The Second Home Visa can open the door to five or ten years of long-stay residency in one of the world’s most dynamic destinations. But the rules around deposits, property ownership, and compliance can be complex. Don’t take chances with your investment or your residency status.
Speak to CPT Corporate’s visa advisory team today for clear guidance, tailored solutions, and end-to-end support on your Second Home Visa application.
