Emerhub Bali
Your partner for setting up in Bali
We help foreign investors and operators build legitimate, fully compliant businesses in Bali. From the first KBLI decision through every filing that keeps you running.
What we handle
Whatever you are building in Bali, one team handles it all
Company, property, licensing, and the visa, all from one team. In Bali these pieces decide each other, so solving them separately is how plans go wrong: a KBLI that does not match the planned activities, a title that cannot be rented, a permit that stalls the build. Handled together, that means fewer vendors and less coordination for you, and fewer surprises for us to untangle later. Our clients prefer it that way.
Company setup
PT PMA registration under the right KBLI, structured for the 2026 Bali rules, in Bali or Jakarta as your activity requires.
Learn moreProperty and ownership structure
Title verification, zoning (KKPR), and the right legal structure to own or hold property — leasehold, Hak Pakai, or HGB through your company, never a nominee.
Learn moreBuilding permits and SLF
PBG building permits and the SLF certificate of fitness, so a villa or commercial property can be legally occupied and rented.
Learn moreLicensing for your activity
The accommodation, hospitality, or wellness licenses your business needs, including the verified Standard Certificate the open sectors require.
Learn moreVisas and relocation
The Investor KITAS for shareholders, or the remote-worker and Second Home routes for living here.
Learn moreEmployer of Record
Hire and pay staff in Bali without a local entity. We employ them on your behalf and handle payroll, tax, and BPJS.
Learn moreAccounting and compliance
Ongoing tax filings, quarterly LKPM, and bookkeeping that keep the company in good standing.
Learn more2026 Bali rules
What the 2026 KBLI restriction means for your setup
Since May 2026, new foreign-owned companies registered at a Bali address can no longer take on low and medium-low risk activities. This changes which activities you can run from Bali, and where you incorporate.
On 28 January 2026, the Governor of Bali asked the Ministry of Investment to close low and medium-low risk business classifications to new PT PMA companies registered at a Bali address, and to stop PT PMA companies using virtual office addresses. The OSS system applied the block in May 2026. The targets were activities that could run on a basic registration number (NIB) alone, often companies set up only to hold a residency visa, with no real business behind them.
The sectors that bring foreign investment to Bali, hotels, restaurants, wellness, and tourism, sit in the medium-high and high risk bands and stay open. They were never the NIB-only kind. Each needs a verified Standard Certificate, the operating license that confirms the capital is committed, the facilities are built, and the business meets the standards for its sector. Open does not mean automatic, and that is the bar the 2026 policy is raising.
Open, with an operating license
Medium-high and high risk, each needs a verified Standard Certificate
- Hotels and tourism accommodation (55110, 55120, 55194)
- Restaurants, bars, and nightclubs (56101, 56301, 56302)
- Spas, wellness, and fitness (96122, 96129, 93116)
- Tourism estates and attractions (68120, 93219)
- Water sports and adventure tourism (93246, 93241)
Restricted for a Bali address
Low and medium-low risk codes, and virtual offices
- Management consulting (70209)
- Vehicle and scooter rental (77100, 77311)
- Small-scale retail trade
- Virtual office addresses, no longer accepted
Not sure where your activity falls? We will confirm the correct KBLI for your planned business, tell you whether to register in Bali or Jakarta, and handle the setup from there, all before you sign a lease or commit capital. Talk to our team →
How setup works
The setup process.
We start with the KBLI and the zoning, because in Bali that is what decides whether your plan works as drawn.
Stage 01
KBLI and zoning check
We confirm your activity is open to foreign ownership in Bali, check the zoning (KKPR) for your location, and decide whether to register in Bali or in Jakarta with a Bali presence.
Stage 02
Company and capital
We draft the deed, register the PT PMA, and guide the IDR 2.5 billion paid-up capital, which can include the value of the property you are buying.
Stage 03
Licenses and property
We obtain the NIB and the sector licenses, run title and permit due diligence, and register the property under the right title.
Stage 04
Visa and compliance
We arrange your Investor KITAS or the right visa, then handle the tax, LKPM, and accounting that keep the company in good standing.
Compliance
Staying compliant after setup
Registration is only the start. A PT PMA in Bali pays 22% corporate income tax on net profit, files quarterly LKPM investment reports, and submits an annual tax return. LKPM is the one most owners forget: it is separate from tax, tied to your investment plan, and four straight quarters of zero realization can trigger sanctions, which is exactly what the 2025 to 2026 enforcement wave in Bali targeted.
We run the bookkeeping, the monthly and annual filings, and the LKPM, so the deadlines do not slip. For the full picture on rates and obligations, see our guide to tax and compliance in Bali.
Client reviews
What clients say
Rated 4.7 across 226 Google reviews.
“Hired Emerhub to set up an Indonesia registered company for me. The process was smooth, timelines were met, and the communicator was proactive. I would gladly use them again.”
Vane-Matthew Phillips
“A smooth process from start to finish, from translating the documents to getting the license issued.”
Melvin Chong
“Handled by a professional team. Active follow-up, responding in less than 24 hours, and the project was done within the promised deadline.”
CK2 Kosasi
Resources
Guides on doing business and buying in Bali
The detail behind the company, the property, and the visa.
Common questions
Setting up in Bali
What property buyers, operators, and movers ask before they commit.
Can foreigners still set up a company in Bali in 2026?
Yes. The 2026 restrictions only block low and medium-low risk activities for a company registered at a Bali address. Hospitality, villas, restaurants, wellness, education, and digital services sit in higher-risk classifications and stay open. If your activity is on the restricted list, you register the PT PMA in Jakarta and operate in Bali from there.
What is the 2026 KBLI restriction in Bali?
Since May 2026, the OSS system blocks new foreign-owned companies registered at a Bali address from taking on low and medium-low risk activities, following a request from the Governor of Bali in January 2026. The aim was to stop shell companies set up only to hold a visa. Medium-high and high risk activities, which cover most real businesses, stay open.
Do open sectors in Bali still need a license?
Yes. The activities open to foreigners in Bali are all medium-high or high risk, so each needs a verified Standard Certificate, the operating license that confirms your capital is committed and your facilities meet the sector standards. Getting the NIB is the start of licensing, not the end.
Can a foreigner run a villa rental business in Bali?
Yes, but only through a PT PMA with an accommodation license, not on a personal lease or Hak Pakai title alone. The property also needs its building permit (PBG) and SLF, and every online listing must carry a valid NIB and zoning approval.
Can foreigners own property or land in Bali?
Foreigners cannot hold freehold (Hak Milik) in their own name. They can hold property legally through a leasehold, a Hak Pakai title for a residence, or HGB through a PT PMA for a rental or commercial property. Nominee arrangements are illegal and now carry criminal exposure.
Do I need a PT PMA to buy a villa in Bali?
Not to simply hold one for personal use, which a leasehold or Hak Pakai can cover. You do need a PT PMA to run the villa as a rental business, since that is a commercial activity and the title must support it.
Is my existing Bali company affected by the new rules?
The 2026 block applies to new registrations. An existing PT PMA already operating in an open sector is not forced to relicense, but it must keep its compliance current, including the verified Standard Certificate and quarterly LKPM. We can review an existing entity and tell you where it stands.
Can I use a virtual office for my Bali company?
No. The 2026 changes stopped new PT PMA companies from using virtual office addresses in Bali. You need a real registered address that matches your activity's zoning, which we arrange as part of the setup.
What visa lets me live and work remotely from Bali?
The E33G remote-worker KITAS. It is for remote employees of a foreign company earning at least USD 60,000 from abroad with no Indonesian clients, and it runs for one year, renewable.
How much capital do I need for a PT PMA in Bali?
The paid-up capital requirement is IDR 2.5 billion, and the total investment plan must exceed IDR 10 billion per KBLI per location. The paid-up capital is your own money and stays usable for the business, and it can include the value of property you are buying.
Ready to set up in Bali
Talk to the Emerhub team
Tell us what you are planning — a villa, a rental business, a retreat, or a move to the island. We will confirm the right structure and KBLI, register the company in Bali or Jakarta as the rules require, handle the property and licensing, and arrange your visa. We run title, zoning, and permit due diligence before any money moves.
Emailbali@emerhub.com
Phone+62 812 3659 9997
OfficePertokoan Sunset Indah, Sanur Kaja
Jl. Sunset Road Kavling 4
Kuta, Badung Regency
Bali 80361, Indonesia
Jl. Sunset Road Kavling 4
Kuta, Badung Regency
Bali 80361, Indonesia
