balipropertyguideThe villa business standard (KBLI 55193): what a Bali villa license requires
An NIB under the villa code, a standard certificate, a health certificate — and the standard behind them, from the 2025 regulation that replaced the 2021 one.
The villa standard, item by item
“Does the villa have a rental license?” is the question every buyer of a let villa asks. The license is an NIB under the villa code plus a standard certificate; the standard the certificate attests is this one, in Lampiran I of Permenpar 6/2025.
| Article | What it decides | Used on |
|---|---|---|
| Permenpar 6/2025 Lampiran I, KBLI 55193, item 2(b) | A villa business is letting a whole building for a certain period for tourism, which may include entertainment and other facilities. | — |
| Permenpar 6/2025 Lampiran I, KBLI 55193, item 1 | The standard covers private houses let specially to tourists, with their facilities, and managed by the owner. | — |
| Permenpar 6/2025 Lampiran I, KBLI 55193, heading | Risk level: medium-low. | — |
| PP 28/2025 Lampiran I.L, KBLI 55193 | License: KBLI 55193 Villa: micro, small and medium businesses only; medium-low risk; NIB plus a standard certificate, issued automatically; regent or mayor. | the code |
| Permenpar 6/2025 Lampiran I, KBLI 55193, item 6(a)-(b) | Obligations: a self-assessment document covering facilities, staff, production and management, and a health-worthiness certificate (SLS). | — |
| Permenpar 6/2025 Lampiran I, KBLI 55193, item 6(a)(2) | Staff: the business must give priority to local or domestic workers. | — |
| Permenpar 6/2025 Lampiran I, KBLI 55193, items 6(c), 6.1-6.3 | For voluntary certification, add parking, a staff area, a security officer, emergency-response knowledge, a front office with payment facilities, and a building designated for villa use. | — |
| Permenpar 6/2025 Lampiran I, KBLI 55193, item 7 | The standard is supervised as part of risk-based licensing supervision. | — |
What counts as a villa
For the standard, a villa business is letting a whole building for a certain period for tourism, which may include entertainment and other facilities (Permenpar 6/2025 Lampiran I, KBLI 55193, item 2(b)), covering private houses let specially to tourists, with their facilities, and managed by the owner (Permenpar 6/2025 Lampiran I, KBLI 55193, item 1). It is rated medium-low risk (Permenpar 6/2025 Lampiran I, KBLI 55193, heading). The license is set by the licensing regulation: KBLI 55193 Villa: micro, small and medium businesses only; medium-low risk; NIB plus a standard certificate, issued automatically; regent or mayor (PP 28/2025 Lampiran I.L, KBLI 55193).
What the owner must have
The obligations are a self-assessment document covering facilities, staff, production and management, and a health-worthiness certificate (SLS) (Permenpar 6/2025 Lampiran I, KBLI 55193, item 6(a)-(b)). The SLS is issued by the Health Ministry or the regency or city health office after an environmental-health inspection (Permenpar 6/2025 Lampiran I, KBLI 55193, item 2(i)). The self-assessment covers:
| Element | Required | Source |
|---|---|---|
| Facilities | a legible business sign, an office or admin area, a working first-aid kit and fire extinguisher, clean water, secure storage, and clear ownership status of the premises | Permenpar 6/2025 Lampiran I, KBLI 55193, item 6(a)(1) |
| Staff | give priority to local or domestic workers | Permenpar 6/2025 Lampiran I, KBLI 55193, item 6(a)(2) |
| Management | an organization chart with job descriptions, a current business plan, and current SOPs | Permenpar 6/2025 Lampiran I, KBLI 55193, item 6(a)(4) |
Note the last facility item: clear ownership status of the premises. A villa run on a lease, a nominee arrangement or a disputed title is a villa whose own license asks the question a buyer should ask first. The due-diligence checklist.
Voluntary certification
A villa that chooses voluntary standardization must also meet a longer list, including parking, a staff area, a security officer, emergency-response knowledge, a front office with payment facilities, and a building designated for villa use (Permenpar 6/2025 Lampiran I, KBLI 55193, items 6(c), 6.1-6.3). The product it describes is a building designated for villa use, furnished bedrooms, bathrooms, a dining room, a living room, a pantry with waste disposal, a front office with payment facilities, and a clean, well-kept, well-ventilated villa (Permenpar 6/2025 Lampiran I, KBLI 55193, item 6.3.1); the services, reservations, check-in and check-out, guest messages and luggage, room cleaning, cash or cashless payment, and complaint handling (Permenpar 6/2025 Lampiran I, KBLI 55193, item 6.3.2); and the management, company regulations or a collective labor agreement, and documented SOPs for planning and villa operations (Permenpar 6/2025 Lampiran I, KBLI 55193, item 6.4). Read as a whole, it describes a villa run as a small hotel with staff and procedures, not a house let through a platform — our reading. The standard is supervised as part of risk-based licensing supervision (Permenpar 6/2025 Lampiran I, KBLI 55193, item 7).
Checking a villa’s license before you buy it
On these two regulations, four documents answer the license question: the NIB, showing KBLI 55193 (or another accommodation code); the standard certificate; the SLS from the health office; and the basic requirements an inspector checks — the spatial-use conformity (KKPR), environmental approval, and the building approval (PBG) with its certificate of function (SLF) (Permenpar 6/2025 art. 10(6)). The certificate is due within 1 year of the business license being verified (Permenpar 6/2025 art. 5(2)). A villa without these can be warned, suspended or have its license revoked (Permenpar 6/2025 art. 12(3)). Sanctions, step by step. Renting a villa out, structure by structure.
The ladder a villa that fails the standard faces:
| Stage | What happens | Time to comply | Source |
|---|---|---|---|
| First warning | Obligations set out in the warning | 30 working days | Permenpar 6/2025 art. 14(1) |
| Second warning | If the first is not met | 15 working days | Permenpar 6/2025 art. 14(4) |
| Third warning | If the second is not met | 10 working days | Permenpar 6/2025 art. 14(7) |
| Temporary suspension | no business activity and/or restricted corporate actions in OSS | 30 working days | Permenpar 6/2025 art. 15(1) |
| Revocation | revocation of the NIB, the standard certificate and/or the permit | New application at the earliest 1 year after the revocation | Permenpar 6/2025 art. 16(3) |
Working days. Sources in the last column. A villa is also a provider of hotel services for the regional tax — the law names “vila” (Law 1/2022 (HKPD) art. 53(1)(c)), at a rate of at most 10% (Law 1/2022 (HKPD) art. 58(1)). The villa rental tax.
Two things in Bali sit on top of the standard: a foreign-owned company meets the business-scale limit on the villa code, and since May 2026 the province has closed new PMA applications in several accommodation codes (Bali Provincial Government release, 22 July 2026). The accommodation codes.
This is commentary on the official text, not legal advice. We do not register businesses or recommend anyone who does.
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Questions on this page
What license does a villa rental need in Indonesia?
Under KBLI 55193 (villa), an NIB plus a standard certificate, medium-low risk, issued by the regent or mayor; the code is open to micro, small and medium businesses only (PP 28/2025 Lampiran I.L). The business standard behind the certificate is in Permenpar 6/2025 Lampiran I.
What does the villa business standard require?
A self-assessment document covering facilities, staff, production and management, and a health-worthiness certificate (SLS) from the health office (Permenpar 6/2025 Lampiran I, KBLI 55193, item 6). The facilities list includes a business sign, an admin area, first aid and a fire extinguisher, clean water, secure storage, and clear ownership status of the premises.
What is the difference between a villa and a pondok wisata?
A villa is the letting of a whole building to tourists (item 2(b), KBLI 55193). A pondok wisata is a house the owner lives in, part of which is let (KBLI 55130). Whether the owner lives there is the line.
Can a foreign-owned PT PMA hold a villa license?
PP 28/2025 Lampiran I.L opens KBLI 55193 to micro, small and medium businesses only, and a PMA counts as a large business. Our reading, set out on the accommodation codes page.
Sources cited on this page
Every rule above was read in the Indonesian original on 20 September 2026, not from an English summary. How we check this.