Can a PT PMA still get a villa rental licence in Bali?

If you are being sold a Bali villa on the basis that you will put it in a PT PMA and rent it nightly, the structure you are being sold may no longer be available.

On 22 July 2026 Bali closed 18 low-risk business classifications to new PT PMA registration. Four of them are the codes the villa investment market was built on.

The codes that closed

This does not stop a foreigner holding land, and it does not touch an existing licensed company. It stops a new foreign-owned company registering these activities.

If an agent tells you "we will set up the PT PMA and licence it as a villa," ask them which KBLI code they intend to register, and when they last checked it was open.

Why these codes and not others

Indonesia's licensing system grades every activity by risk. The grade decides how much verification the government does before you can trade.

Villa and homestay were low-risk, self-declared. You ticked a box and were licensed. That is precisely why they were closed. The categories that survive are the ones requiring real verification.

What is still open

For a single villa on a normal plot, neither is a comfortable fit. A standalone villa does not become an apartment hotel because you registered that code. The classification has to match what the building actually is and how it actually operates. Registering a code that does not describe your business is a licensing problem waiting to surface.

The lawful structure, and the one that is not

Land ownership and business operation are separate questions. The closure hits operation, not ownership.

A PT PMA can still hold HGB over the land. It can still develop, if it holds a development classification. What it cannot do is operate short-term accommodation under a closed code.

That leaves a genuine owner–operator split:

The difference between the first two rows and the last two is not paperwork. It is whether the operator is a real business bearing real risk, or a name on a document.

Since Perda Bali 4/2026, acting as an intermediary or facilitator in a nominee arrangement is itself prohibited, and regional authorities can issue warnings, suspend operations and close premises directly.

Moving your company to Jakarta does not help

Land can be held through a PT PMA registered anywhere in Indonesia. Business licensing follows the project location. A villa in Pererenan operated by a Jakarta-registered company is still a Bali project, and still needs Bali-compliant zoning, classification and permits.

KBLI 2025 renumbering

Separately from the closure, the classification system was renumbered. The migration deadline of 18 June 2026 has passed.

Renumbering alone does not cancel an existing licence where the underlying business has not changed. But the definition of homestay narrowed. It now requires owner-occupancy.

If a seller shows you an NIB still displaying 2020 codes and tells you it is fine, that is worth checking before you rely on it.

What to verify before you commit

• The NIB is active on OSS, not suspended or revoked
• The codes have migrated to KBLI 2025
• The classification is genuinely open for new registration, today
• The NIB covers the project location, not just company domicile
• The registered activity honestly describes the business you intend to run

An existing operation next door proves nothing about your project. Each plot and each licence position stands on its own.