The 2027 Bali Golden Visa: Navigating Property Investments for a 10-Year Stay
July 4, 2026
6 min read
In 2027, the Indonesia Golden Visa program, often colloquially termed the ‘Bali Golden Visa’, offers a direct pathway to a 10-year residency through property acquisition. Foreign investors can secure this extended visa by purchasing a qualifying residential apartment valued at a minimum of USD 1,000,000, eliminating the need for additional financial deposits.
Indonesia’s Golden Visa scheme continues to evolve, solidifying its position as an attractive option for long-term foreign residents. While the programme is national, its appeal is particularly strong for those seeking extended stays in Bali. For 2027, the property investment route for the 10-year visa represents a significant opportunity, offering a distinct advantage over other financial instruments.
Understanding the 10-Year Visa Property Route (E28C Individual Investor)
The E28C visa category for individual investors not establishing a company provides two primary options for a 10-year visa: a USD 700,000 investment in specific financial instruments, or the direct purchase of qualifying residential property. For many, the property route offers tangible benefits and a clear path to residency.
- Direct Property Acquisition: The defining feature of this route is the ability to secure a 10-year visa by investing solely in real estate.
- Minimum Investment: A residential apartment must be purchased with a value of at least USD 1,000,000. This threshold is specifically for the property option, distinct from the financial instrument requirements.
- No Additional Deposit: Crucially, if the property route is chosen, there is no requirement for the minimum USD 130,000 bank deposit that applies to other E28C investment options.
- Residential Focus: The investment must be in a ‘residential apartment’. Understanding the specific types of properties that qualify under Indonesian law is essential for compliance.
This approach allows investors to integrate their residency plans with their lifestyle aspirations, particularly for those envisioning a prolonged stay on the island of Bali. The stability of a 10-year visa provides considerable peace of mind compared to shorter-term permits.
Comparing Property vs. Financial Instrument Investment
While the USD 700,000 financial instrument investment (bonds, shares, mutual funds) also grants a 10-year visa, the property route serves a different investor profile. Here’s a comparison:
| Feature | Property Investment (E28C) | Financial Instrument Investment (E28C) |
|---|---|---|
| Visa Duration | 10 Years | 10 Years |
| Minimum Investment | USD 1,000,000 (residential apartment) | USD 700,000 (bonds, shares, mutual funds, bank deposit) |
| Tangible Asset | Yes (physical property) | No (financial assets) |
| Bank Deposit Requirement | No (if property is chosen) | Yes, minimum USD 130,000 must be maintained in a bank account |
| Investment Type | Real Estate | Liquid/Semi-Liquid Financial Assets |
The property route, though requiring a higher capital outlay, offers the benefit of a direct, tangible asset that can be utilised as a residence or potentially for rental income, subject to local regulations. It also simplifies the financial maintenance aspect by removing the ongoing bank deposit requirement.
Eligibility and Application Process in 2027
The core eligibility criteria for the Indonesia Golden Visa remain consistent. Applicants must demonstrate a clean legal record and provide all necessary documentation. For the property route, the primary focus will be on validating the property purchase and its value.
Key Steps for the Property Investor:
- Property Selection and Purchase: Identify and acquire a qualifying residential apartment with a value of at least USD 1,000,000. Due diligence on property ownership, permits, and legal standing is paramount.
- Investment Deposit Window: While the property itself is the investment, any associated funds for its purchase must be demonstrably brought into Indonesia. For other investment types, the investment must be deposited within 90 days of arrival. It’s prudent to ensure all property-related financial transfers adhere to Indonesian regulations.
- Maintaining Investment: The property investment must be maintained throughout the visa’s validity. Selling the property without reinvesting in another qualifying asset could lead to visa revocation.
- Application Submission: Submit the Golden Visa application with proof of property ownership and value, alongside standard personal documentation.
- Health and Background Checks: All applicants undergo routine health checks and criminal background verification.
Prospective investors should engage with reputable legal and real estate professionals in Indonesia to navigate the complexities of property acquisition and visa application. Understanding local land laws, property registration, and tax implications is crucial for a smooth process.
The Broader Appeal of the Bali Golden Visa for Property Owners
The ability to secure a 10-year residency through property ownership holds particular appeal for individuals and families wishing to establish a long-term base in Bali. Beyond the visa itself, owning property offers a sense of permanence and integration into the local community. For those who frequently visit or plan to reside in Bali for extended periods, this visa option provides significant advantages over repeatedly applying for shorter-term permits.
Life in Bali, with its distinct cultural offerings and natural beauty, becomes more accessible and stable with a 10-year visa. The flexibility this provides extends to various aspects of daily life, from schooling for children to engaging with local businesses. When considering transport around the island, a bali luxury car rental can greatly enhance your experience, allowing you to explore the island at your own pace and comfort.
Future Outlook for Property-Based Golden Visas
As of 2027, the Indonesian government appears committed to attracting high-net-worth individuals and investors. The inclusion of a direct property route for the 10-year Golden Visa underscores a strategy to encourage tangible investment in the country’s real estate sector. While the Nusantara (IKN) Golden Visa offers different thresholds for company investors, the individual property route remains a steadfast option for those focused on residential investment anywhere in Indonesia, including Bali.
It is always advisable to consult the latest official government guidelines and seek expert advice, as regulations can be subject to minor adjustments. However, the fundamental structure of the 2027 Bali Golden Visa via property investment is set to remain a compelling proposition.
Q&A: Can I sell my Golden Visa property before the 10 years are up?
If you sell your qualifying residential apartment before the 10-year visa period expires, your Golden Visa may be revoked unless you immediately reinvest the proceeds into another qualifying property or a different approved investment instrument that meets the original visa’s financial threshold. The investment must be maintained throughout the visa’s validity.
Q&A: Does the USD 1,000,000 property investment include all costs like taxes and fees?
The USD 1,000,000 minimum refers to the base value of the residential apartment itself. Associated costs such as property transfer taxes, notary fees, legal fees, and agent commissions are typically additional and not counted towards this minimum investment threshold. It is essential to budget for these supplementary expenses when planning your property acquisition.
