PT PMA + Investor KITAS Requirements 2026: Documents, Cost and Timeline

PT PMA + Investor KITAS Requirements 2026: Documents, Cost and Timeline

For foreign investors seeking to establish a legal business or property operation and reside long-term in Bali, the **PT PMA** (Foreign Investment Limited Company) combined with an **Investor KITAS** is the definitive pathway in mid-2026. This setup enables compliant commercial activities and secures a stay permit linked directly to your investment, offering stability and regulatory adherence in Indonesia.

1. Who PT PMA + Investor KITAS is for (2026 Bali context)

A **PT PMA** (*Perseroan Terbatas Penanaman Modal Asing*) stands as the only compliant vehicle for most foreigners to conduct business activities in Indonesia. Specifically, it is essential for:

• Operating commercial villas, short-term rentals, or other tourism services.
• Holding property rights via HGB (Hak Guna Bangunan) or commercial leases and ensuring their proper registration within the OSS-RBA (Online Single Submission Risk-Based Approach) system.

An **Investor KITAS** (Kartu Izin Tinggal Terbatas) is tailored for:

• Foreign shareholders and/or directors of a PT PMA who fulfill the required capital investment and hold a management or commissioner role within the company.
• Investors who desire a stay permit of 1–2 years at a time, independent of a work-salary KITAS. It permits direct management and oversight of their investment but strictly prohibits local employment outside the PT PMA.

This investment route has become particularly significant for:

• Foreign individuals purchasing villas and operating them within Bali’s tourism-zoned (pink) areas, as per the RDTR digital spatial plan.
• Foreigners running Airbnb or Booking.com villas, which, as of 2026, mandatorily require a PT PMA, NIB (Nomor Induk Berusaha), and the appropriate tourism KBLI (Klasifikasi Baku Lapangan Usaha Indonesia) codes to remain legally listed and operational.

2. PT PMA – 2026 Core Eligibility & Document Requirements

landscape of Indonesian foreign investment requires a clear understanding of current regulations.

2.1. Eligibility (company level) – 2025/2026 rules

Recent policy adjustments have significantly redefined the capital requirements for foreign-owned companies:

• Under **BKPM Regulation 5/2025**, the **minimum paid-up capital** for a PT PMA has been notably reduced from IDR 10 billion to **IDR 2.5 billion** (approximately USD 150,000).
• Despite this, the **minimum total investment plan** per KBLI (business line) remains **IDR 10 billion**, which notably excludes the value of land and buildings.

Other critical structural requirements include:

• A minimum of two shareholders, both of whom can be foreign individuals or entities.
• At least one director (who can be foreign) and one commissioner.
• A legitimate **commercial office address in Bali is now mandatory**. Crucially, **virtual offices are explicitly not allowed for PT PMA entities in Bali as of 13 May 2026**.
• The business activities must align with sectors and foreign-ownership percentages permitted under current foreign investment regulations, following the updated “Positive List” framework.

2.2. Personal & corporate documents (typical agency checklist)

For a successful PT PMA incorporation, specific documentation is required:

For PT PMA incorporation:

• Passports for all foreign shareholders and directors, typically valid for 18+ months to accommodate potential 2-year plans.
• Proof of domicile for each shareholder, such as a utility bill or bank statement.
• A draft of the company’s **Articles of Association** and a comprehensive business plan.
• Proposed company name (requiring three words, each with a minimum of three letters).
• Official Bali commercial lease or ownership documents for the registered company address (e.g., rental contract, HGB certificate, or land certificate).
• A capital statement letter from each shareholder confirming their contribution to meet the **IDR 2.5 billion paid-up capital** requirement.

**Notary requirement (2026 practice):**

• Indonesian law mandates that the PT PMA deed be notarised. Failure to notarise it within **7 days of BKPM approval** can result in the Ministry of Law voiding the deed.
• A Ministry-licensed notary is responsible for drafting a bilingual deed, verifying passport apostilles (if applicable), and formally registering the deed with the Ministry of Law and Human Rights.

Once the PT PMA is successfully established and its NIB issued, the application for an **Investor KITAS** can commence. Required documents include:

Company documents:

• The Deed of Establishment and its Ministry of Law approval.
• The company’s NPWP (tax number).
• The NIB (Nomor Induk Berusaha) from **OSS-RBA**, ensuring it specifies the correct KBLI codes and risk-based licensing status.
• A domicile letter or other proof of the company’s registered address.

Personal documents for each investor:

• A passport (usually with 18–30 months validity, depending on the desired KITAS validity period).
• Recent coloured passport-sized photos.
• A comprehensive CV and a brief description of the applicant’s role as an investor or director.
• Police clearance and health insurance are commonly requested in practice by agencies, even if not always strictly statutory requirements.
• Clear evidence of investment, including shareholding details and a capital plan consistent with the **IDR 2.5 billion paid-up capital** and **IDR 10 billion total investment** per KBLI.

3. Investor KITAS Stay Permit – Costs & Processing

Understanding the financial obligations beyond agency fees is crucial for budgeting your Bali investment.

3.1. Government fee anchors (not agency markup)

Official immigration fees are stipulated by Government Regulation (PP) on Non-Tax State Revenue for Immigration. These fees are subject to periodic adjustments. The latest indexation up to 2025/2026 has seen an upwards adjustment for limited stay permit (ITAS) issuance and extension fees. For the Investor KITAS, the base government fees reflect these updated rates. These are standard charges across all applications, regardless of the facilitating agency. For precise and up-to-date government fee figures, our visa concierge service can provide a detailed breakdown.

Frequently Asked Questions (FAQ)

Q1: Can I use a virtual office for my PT PMA in Bali in 2026?

No. As of 13 May 2026, virtual offices are no longer permitted for PT PMA entities in Bali. A commercial office address is now a mandatory requirement for incorporation and ongoing compliance.

Q2: What is the minimum capital required for a PT PMA in 2026?

Under BKPM Regulation 5/2025, the minimum paid-up capital for a PT PMA has been reduced to IDR 2.5 billion. However, the minimum total investment plan per business line remains IDR 10 billion, excluding land and buildings.

Q3: How long can I stay in Bali with an Investor KITAS?

An Investor KITAS typically allows for a stay of 1 to 2 years at a time. It can be extended, enabling foreign investors to reside in Bali long-term, directly tied to their investment in the PT PMA.

Establishing your foreign-owned company and securing your Investor KITAS in Bali requires meticulous attention to current regulations and documentation. Our 10+ years of experience in Bali visa facilitation ensures a compliant and efficient process. Our dedicated Senior Visa Specialists are ready to assist.

For tailored advice on your **bali pmasetup** and Investor KITAS application, reach out to our WhatsApp concierge for a direct consultation.

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Disclaimer: We are a licensed visa facilitation service, not a government office, and this page is general information — not legal advice. Fees shown are agency service estimates, not official government fees. Requirements change; we confirm the latest rules for your case before you apply.