Author Archives: Bali Legals

Bali, renowned for its stunning landscapes, rich cultural heritage, and year-round warm climate, isn’t just a dream destination for tourists—it’s also a prime location for property investment. Whether you’re looking to build your dream home or invest in a rental property, Bali offers a wealth of opportunities for both personal enjoyment and financial growth.

Choosing the Right Partner for Bali Property Construction

When embarking on a property project in Bali, it’s crucial to choose a reliable and experienced contractor. Working with a reputable firm like Bali Legals ensures your investment is in safe hands. With our proven track record of delivering high-quality homes and properties in Bali, you can trust us to guide you through the construction process and help you navigate the local market.

Defining Your Property Type and Style

Bali’s diverse property market caters to various tastes and budgets. From traditional Balinese-style homes with thatched roofs and open courtyards, to sleek, modern villas and luxury apartments, the choices are endless. Deciding on the style that best reflects your vision—and suits the preferences of future buyers or renters—is key to maximising your investment’s potential.

Location, Location, Location: Choosing the Right Area

Bali’s appeal lies in its varied landscapes and vibrant communities. The island offers a wide range of locations, each with its unique charm. Popular spots like Seminyak, Canggu, and Ubud attract a steady stream of tourists and expatriates, making them ideal for rental properties. However, hidden gems off the beaten path can offer even greater long-term value as Bali continues to evolve. Work with local experts to identify the area that aligns with your goals and investment strategy.

Navigating Local Building Regulations

Understanding Bali’s building codes and local regulations is crucial to a smooth construction process. These laws can vary based on location, property type, and zoning requirements. By collaborating closely with us, you can ensure that your project complies with all relevant legal guidelines, avoiding potential setbacks and delays.

The Reward of Investing in Bali Property

With the right preparation and professional guidance, building property in Bali can be both a rewarding personal venture and a profitable investment. From creating your dream home amidst paradise to generating income through vacation rentals, the opportunities are vast. Partner with Bali Legals to bring your vision to life and build in one of the most beautiful destinations in the world.

In short, building a property in Bali is a journey that offers both aesthetic satisfaction and financial potential—if done thoughtfully and with the right support.

For assistance with building a property in Bali, contact Bali Legals to discuss your requirements.

You can check out our current property listings here.

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A significant update to the visa extension process has just been implemented for tourists and long-stay visitors in Bali and across Indonesia. As of May 29, 2025, all visa applications will now require online registration, followed by in-person document verification and biometric data collection at an Immigration Office.

This new hybrid system marks a shift back to the traditional method of visa extensions, which previously necessitated multiple visits to immigration offices for tourists, long-stay visitors, business travelers, and socio-cultural visa holders.

In 2024, tourists were allowed to extend their eVisa on Arrival and several other visa categories fully online, representing a major step toward a digital immigration system. However, due to a rise in visa violations and unlawful activities among foreigners, Indonesia’s Directorate General of Immigration has introduced this new hybrid application system.

Acting Director General of Immigration Yuldi Yusman detailed these changes in Circular Letter Number IMI-417. GR.01.01 Year 2025, effective immediately. Tourists and long-stay visitors in Bali wishing to extend their visas or residency permits must now register online through the Official Indonesia Immigration website, the same platform used for obtaining the eVisa on Arrival.

Applicants should select “extend my visa” and follow the onscreen instructions, with their passport readily available. The website is accessible in English and compatible with both mobile and desktop devices.

Yusman clarified that this procedure also applies to those holding a visa on arrival (VoA). It remains possible to initiate extension applications through walk-in visits, adhering to the same registration steps. During the first visit to an Immigration Office, applicants will need to complete an extension registration form and can expect a follow-up visit within two working days.

Once the online registration is submitted, applicants will receive an appointment at their nearest immigration office within two working days. These regulations are applicable to all immigration offices throughout Indonesia and all extendable visa categories.

Yusman mentioned a priority service for applicants who are elderly, disabled, pregnant, breastfeeding, or facing emergencies. This service allows for the entire process, including registration and biometrics, to be completed in a single visit with assistance from immigration officers.

The Immigration Department has cited a sharp increase in enforcement cases as a major reason for the new visa extension rules. From January to April 2024, there were 1,610 immigration enforcement cases, while that number rose to 2,201 in the same period in 2025—a 36.71% increase.

During the biometric and document verification appointment, applicants might be asked about their visit intentions and reasons for staying in Indonesia. Although no additional paperwork is required, it is common for visa extension applicants to be inquired about their onward travel plans, accommodation within Indonesia, and, in certain circumstances, proof of financial support.

As Indonesia reinforces its policies against visa abuse and unlawful conduct by foreigners, further changes might be anticipated. The most suitable visas for vacationers heading to Bali are the VoA and eVoA. The VoA can be applied for before arrival or obtained upon landing at Bali Airport. It costs IDR 500,000, is valid for 30 days, and can now be extended for an additional 30 days under the new hybrid application system.

Please note, if you use Bali Legals to extend your visa you will only need to go to immigration once. If you do it yourself you will need to go 3 times. If you want to extend with us you can contact the visa division direct at visa@balilegals.com or via wattsap during office hours on +62 821-4599-7699

Alternatively you can contact us here.

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Indonesia Visa Extension 2025: Key Regulation Changes

What Has Changed?

As of 2025, all foreign nationals must now personally visit the Immigration Office to extend any of the following:

• ITAS/KITAS (Temporary Stay Permits)
• ITK (Short-term Visit Visas)

No more remote or online extensions.

New In-Person Requirements

When visiting the Immigration Office, you must:

• Appear physically at the office
• Answer questions from immigration officers
• Submit fingerprints
• Have your photograph taken

Why This Change?

The Indonesian government reintroduced in-person extensions to:

• Prevent visa overstays and violations
• Improve tracking of foreign nationals by region
• Boost transparency in the process
• Strengthen national security and administrative control

What to Expect

• Longer processing times
• Must visit your assigned local Immigration Office, based on your registered residential address
• Early preparation is essential to avoid delays

How to Prepare

1. Gather all required documents ahead of time.
2. Identify the correct Immigration Office based on where you live:
   • Jakarta → Jakarta Immigration Office
   • Bali → Bali Immigration Office
   • Other regions → Check Immigration Office locator or call local offices
3. Arrive early on your appointment day.
4. Be ready for:
   • Biometric data (fingerprints & photo)
   • Interview or questions

Need Help?

If you’re unsure about the process or documents, it’s wise to consult an immigration specialist or visa agent to avoid issues. Bali Legals can assist with this.

For assistance with your Indonesia visa extension, please contact us.

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Bali’s vibrant culture, stunning landscapes, and affordable lifestyle make it a magnet for digital nomads, expats, and investors alike. If you’re considering renting a property in Bali—whether it’s a villa in Canggu, a beachfront bungalow in Uluwatu, or a modern apartment in Seminyak—it’s important to understand how the process works to avoid pitfalls.

1. Leasehold vs. Freehold
Foreigners cannot legally own freehold land in Bali, but renting under a leasehold agreement is a common and safe alternative. Lease agreements typically range from one year to 25 years, with an option to extend. Always ensure the lease agreement is in writing and notarized to protect your interests.

2. Know the Legal Requirements
When renting, foreigners must rent in their personal name or through a registered Indonesian company (PT PMA). For long-term stays, you’ll need a proper visa—either a social, retirement, or investor visa, depending on your situation. Renting under the right visa is crucial to avoid immigration issues.

3. Use a Reputable Agent or Lawyer
Local knowledge is everything in Bali. A trusted property agent and legal advisor (like Bali Legals) can help you vet properties, check land titles, ensure zoning compliance, and draft rental contracts. Don’t rely on verbal agreements or informal terms, no matter how friendly the landlord may seem.

4. Due Diligence is Key
Before committing, check that the property has the correct permits—particularly the IMB (building permit) or PBG (the newer version), and that it’s zoned for residential or commercial use (depending on your purpose). Unpermitted buildings may face demolition or legal trouble.

5. Budget for Upfront Costs
Most rental contracts require full payment in advance for the term of the lease, especially for yearly or multiyear leases. In addition to rent, budget for taxes, maintenance, security deposits, and possibly agency fees.

6. Respect Local Customs and Laws
Bali has a rich cultural and spiritual heritage. Be mindful of local customs, maintain good relationships with neighbours, and always follow community rules (adat) to integrate respectfully.

Need Legal Help?
At Bali Legals, we specialise in guiding expats through the rental process safely and legally. Whether you’re leasing a villa or setting up a business, we’re here to make your Bali property journey smooth and stress-free.

Get in touch with us today to schedule a free consultation.

For assistance with renting a property in Bali, please contact us.

Take a look at our property listings.

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Setting up a company in Bali, Indonesia, with the help of a legal service like Bali Legals can be a straightforward process if you follow the necessary steps and meet all the legal requirements. Bali is a popular destination for entrepreneurs, especially in industries like tourism, hospitality, real estate, and retail. Bali Legals, as a legal service provider, can assist with the necessary paperwork, registrations, and compliance requirements. Below is a general outline of the steps to establish a company in Bali:

1. Determine the Type of Company

There are various types of companies you can establish in Bali:

• PT PMA (Foreign-Owned Company): This type of company allows foreigners to own and operate a business in Indonesia, but it requires a minimum investment and local Indonesian partners.
• Local PT (Perseroan Terbatas): A local company with majority Indonesian ownership. Foreigners can have a minority stake in this type.
• CV (Commanditaire Vennootschap): A limited partnership, often used by smaller businesses, with local ownership.
• Indonesian Representative Office: For foreign businesses wishing to establish a presence in Bali without operating directly.

2. Choose a Business Name

The business name must be unique and compliant with Indonesian regulations. Bali Legals can help ensure the name is available and properly registered with the Ministry of Law and Human Rights.

3. Prepare Required Documents

Typically, you will need the following documents:

• Passport copies for foreign owners and directors
• Indonesian tax identification number (NPWP)
• Proof of address in Bali (for the company’s registered address)
• Bank reference letters (if required)
• Business plan (in some cases)

Bali Legals can assist you in ensuring that all your documents are properly prepared.

4. Register the Company with the Ministry of Law and Human Rights

Once you have the necessary documentation and your business name is approved, you will need to register your company with the Ministry of Law and Human Rights for legal recognition. This process involves drafting the company’s Articles of Association, which Bali Legals can handle.

5. Obtain Necessary Licenses and Permits

Depending on the type of business, you may need to obtain various licenses and permits, such as:

• NIB (Nomor Induk Berusaha): Business Identification Number
• SIUP (Surat Izin Usaha Perdagangan): Trading Business License
• TDP (Tanda Daftar Perusahaan): Company Registration Certificate
• Other industry-specific licenses

Bali Legals can guide you through obtaining these licenses based on your specific business activity.

6. Register for Tax and Social Security

After the company is established, you must register with the tax office and obtain a tax ID number (NPWP) for the company. If you have employees, you must also register for BPJS (Social Security and Health Insurance).

7. Open a Corporate Bank Account

Once your company is legally recognised, you will need to open a corporate bank account in Bali. Bali Legals can help you navigate the banking system and ensure that your account is properly set up.

8. Hire Employees (if applicable)

If you plan to employ staff, you must comply with local labour laws and register employees with the appropriate authorities. This includes making social security and health insurance contributions (BPJS Ketenagakerjaan and BPJS Kesehatan).

9. Ongoing Compliance

After the company is established, you will need to ensure ongoing compliance with local regulations, including annual reporting, tax filings, and other legal obligations. Bali Legals can provide ongoing legal and taxation services for your business.

10. Work with Bali Legals for Ongoing Support

Bali Legals offers comprehensive services for company formation, visa and work permit applications, contract drafting, legal advice and taxation services. We can assist with any legal issues that arise throughout the life of your business.

Key Considerations:

• Foreign Ownership: Foreign ownership regulations in Indonesia can be complex, so it’s essential to understand how much control you can have based on your business type.
• Investment Capital: The PT PMA requires a minimum investment, often around USD 250,000 (AUD 406,000), with at least 10% of this amount paid up before registering the company.
• Business Location: You need to have a registered address in Bali for your business.

If you choose to work with Bali Legals, you will benefit from our expertise in navigating the legal system and ensuring that your business complies with Indonesian laws, avoiding potential pitfalls.

For assistance with setting up a company in Bali, please contact us.

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