The provincial government says OSS is no longer accepting new PMA licence applications under 18 reported KBLI codes for business locations in Bali.
DALLEAU | Field Notes
What changed.
What it means.
What owners should verify.
An editorial desk for decisions in Bali.
Briefings, reality checks, field records and decision guides for people building, buying or operating private residences in Bali.
Use the up and down arrow keys to review suggestions, then press Enter to open one.
Suggested Field Notes
No matching notes. Try a broader question.
36 notesMaintainedLibrary updated 20 September 2026
Free, in full, with sources.
Bali's reported 18-code PMA licensing restriction. What it means.
A targeted OSS restriction is not the same as a blanket ban on every foreign investment, property project or existing licence.
The actual activity, business scale, company structure, licence status and operating model must align.
It is not an automatic cancellation of every existing licence, lease or foreign-backed project.
Recommended reading
Three questions worth resolving first.
Start with the questions closest to your project. Each guide shows its sources and update date.
KBLI 2025 for Bali villas: owning, operating and managing for others are not the same business
Activity, enterprise scale, PT PMA access and licence status are separate questions.
Read the noteCan you still build in Bali? What the 2026 moratorium covers
Bali has not announced an island-wide construction ban. The actual scope and enforcement require a dated reading.
Read the noteA well depth is not a water-quality specification
Source, construction, sampling, treatment and maintenance must be read as one system.
Read the noteReality check
What is being said, and what the record actually supports.
We test circulating claims against the public record, without turning clarification into another headline.
“Bali has banned foreign investment in 18 sectors.”
What the record says
Read the recordThe provincial announcement concerns new PMA licence applications under 18 reported KBLI codes. That is narrower than a ban on all foreign capital or every existing authorisation.
“Green zone, pink zone and yellow zone are official legal categories.”
What the record says
Read the recordThose colours are market shorthand. The official planning instrument, parcel, sub-zone and permitted-use rules are what must be checked for the site.
From the field
Project records, not just commentary.
Construction stages, operating evidence and decisions that can be traced to a real project archive.
What we would repeat, and what we would change.
Harmonie is presented through original project records and operating experience. The record shows both what worked and what should have been decided earlier.
Read the field recordWater distribution that remains maintainable
Why isolation, access and documentation matter before finishes close.
A residence should keep working when the owner is away
Staffing, service circulation and maintenance are part of the brief, not an afterthought.
Reference library
Browse by the decision in front of you.
01
Comparing construction quotations in Bali: price the same project first
Compare Bali construction quotations on the same scope: quantities, exclusions, allowances, testing, handover and payment terms. Includes a free BOQ worksheet.
8 min read
02
A €150,000 villa in Bali: good value or an incomplete budget?
A €150,000 Bali villa may be affordable or incomplete. Compare rights, lease term, construction, permissions, total cost and rental assumptions before committing.
9 min read
03
Your Bali villa is listed online. What does that actually prove?
What an OTA listing, NIB, KBLI, NKU, property file, local tax and APOA each prove after Indonesia’s August 2026 accommodation enforcement changes.
10 min read
04
Can a PT PMA operate a Bali villa?
A practical guide to direct operation, a genuine Indonesian operator, a local PT with real shareholders and a separate PT PMA management company.
12 min read
05
A management fee pays for a service. It does not move profit by itself.
How a PT PMA management fee can pay for a real service without becoming a device for moving the local operator’s residual profit.
12 min read
06
Can a foreign director work inside their own Bali business?
What a genuine foreign director can do, where another operational occupation begins and why a PT PMA appointment does not cover a separate local PT.
10 min read
07
Who is the real villa operator?
Ten questions linking the listing, guest contract, cash, staff, systems, property right, licence, tax, risk and residual profit to the real villa operator.
3 min read
08
After heavy rain: what an owner should check before everything dries.
A strong rain event can reveal information that disappears within hours. Water lines dry. stains fade. drains empty. staff clean the floor. A photograph taken the next day may show almost nothing.
4 min read
09
Repainting a stain does not fix water ingress.
A new coat of paint can make a wall look repaired while the water route remains unchanged.
3 min read
10
Bali's reported 18-code PMA licensing restriction. What it means
A targeted OSS restriction is not the same as a blanket ban on every foreign investment, property project or existing licence.
11 min read
11
Bali villa wells: depth is not a water-quality specification
Why a well depth or seven-stage label proves little without bore construction, laboratory testing, treatment matched to the water and documented commissioning.
14 min read
12
Indonesia's 2026 home VAT incentive: eligibility and calculation
Finance Ministry Regulation PMK 90/2025 can reduce the VAT on a qualifying new home delivered in 2026. It does not change which property rights a foreign buyer may lawfully hold.
6 min read
13
KBLI 2025 for Bali villas: owning, operating and managing for others are not the same business
KBLI 55203 correctly describes owner-operated villas, but it has no large-enterprise OSS route. The correction separates activity, risk, enterprise scale, PT PMA access and legacy rights.
11 min read
14
A second home in Bali: decisions to make before buying
Before looking at property listings, define the intended use, lawful tenure, immigration position and exit plan for a second home in Bali.
5 min read
15
Bali leasehold: what a foreign buyer acquires
Leasehold is the familiar search term, but the transaction is a long lease. The buyer receives contractual use of land or a property for a defined period while the Indonesian owner's registered land title stays with its holder.
5 min read
16
Building Harmonie: what we would repeat and what we would change
Harmonie is the residence that shaped our current project method. Three duplex villas on a 1,100 m² leasehold plot in Seminyak opened in summer 2024. The record covers the decisions that worked, the defects that surfaced and the changes made since.
5 min read
17
Can you still build in Bali? What the 2026 moratorium covers
Bali has not imposed an island-wide construction ban. The tighter rules concern protected and productive land, the permitted use of each parcel, coastal constraints and nominee arrangements. A project must be checked against the official map and the rules that apply to its exact location.
4 min read
18
Green, pink and yellow zones in Bali: what the official plan says
Green, pink and yellow are market shorthand. Legal plans use specific zone and sub-zone names. Before paying for land, identify those classifications, read the permitted-use rules and obtain the spatial-compatibility result for the intended project.
5 min read
19
Is Bali still a good villa investment in 2026?
Bali remains a large tourism market, but an island-wide average cannot tell you whether a particular villa, location or operating model will work.
5 min read
20
Moving to Bali with children: school, healthcare and daily life
A family move to Bali is easier to assess when the practical decisions come first. Choose the school before signing a long lease, confirm what the health policy will cover, plan transport without relying on a scooter, and build the budget from written quotes rather than online averages.
4 min read
21
PT PMA, nominee or long lease: where the investor's rights sit
Paying for land or shares does not make the payer the registered holder. Before investing, identify the right, the person or company that holds it, and the documents a court or future buyer can verify.
4 min read
22
Shared amenities or isolated villas: how to compare the two models
A shared facility is valuable only when guests use it, the site can lawfully support it and the operating savings justify the extra capital.
4 min read
23
Villa licensing under PP 28/2025: a dated timeline
Government Regulation 28 of 2025 changed Indonesia's general risk-based licensing framework. It did not ban short stays or switch on an automatic platform check overnight. Tourism standards, supervision and platform verification have developed through separate measures on different dates.
3 min read
24
“8% guaranteed” on a Bali villa: who pays, from what money and under which contract?
A guaranteed return is not a feature of the property. It is a payment obligation owed by a named person or company.
9 min read
25
Bali villa wells: household use and commercial permits
A working tap does not prove that a villa may lawfully use its well. The file must identify who draws the water, which well supplies it, what the water is used for, how much is taken and what monitoring exists.
5 min read
26
Before the next construction payment: what evidence should you request?
A date can trigger a reminder. A payment should be tied to an obligation.
8 min read
27
Before your next off-plan payment in Bali: the documents to verify
Documents, confirmations and decisions required before your next payment.
10 min read
28
PT PMA capital explained: IDR 2.5 billion, the IDR 10 billion investment plan and E28A shares
Three separate rules are often compressed into the same IDR 10 billion figure. They apply to different questions and should be tested separately.
15 min read
29
Seven checks before paying a deposit on Bali property
A certificate can be genuine and the deal can still fail. A villa can be finished and still be impossible to operate as planned. The file below should be complete before any money becomes non-refundable.
17 min read
30
Seven ways to receive or transfer value from a PT PMA, and how each is taxed
Owning a PT PMA, an Indonesian company with foreign investment, does not mean personally owning the cash in its bank account.
10 min read
31
Who owns, sells, builds, receives payment and operates your Bali villa?
“The developer” is not a complete counterparty map.
8 min read
32
Bali electronic visa on arrival: All Indonesia and autogates
Prepare your Bali arrival with official guidance on the e-VOA, All Indonesia declaration, autogates, extensions and common mistakes.
6 min read
33
Indonesia investor visa E28A: permitted activities and work limits
Official E28A rules on the IDR 10 billion shareholding, sponsor, permitted director or commissioner activity, stay length and work limits.
6 min read
36
Indonesia remote worker visa E33G: who qualifies in 2026?
Check the official E33G requirements: foreign employer, USD 60,000 annual income, one-year stay, no sponsor and no Indonesian compensation.
5 min read
35
Indonesia visas and work permits in 2026: the practical Bali guide
Compare official Indonesian visa routes for holidays, longer stays, business, local work, investment, remote employment and accompanying family.
13 min read
36
Working legally in Bali: visa, stay permit and employment approval
Understand the visa, temporary stay permit, employer plan, levy and position rules required for lawful employment in Indonesia.
7 min read
No note matches this combination.
Remove a filter or try a broader question.
Watchlist
Developing subjects we are still verifying.
When the public record is incomplete or administrative practice is moving, we say so. Monitoring is not a conclusion.
Applying this to a specific project requires a review of the site, company, licence and intended use.
Talk to François
PMA access and the 18-KBLI restrictionMonitoring
Bali building and land-use enforcementMonitoring
Short-stay licensing and platform checksUnder review
The Bali Brief
Receive the next sourced briefing.
A short email when a Field Note is published or materially revised.