Visas & residency · Bali

Bali shuts foreign investors out of 18 business categories on OSS

Foreign investors in Bali can no longer obtain new licences in 18 business categories through the OSS system. The list includes hotels, owned and leased real estate, and car and motorbike rentals.

News of Published in DOMA News: 2 min read

Key points

  • Access to 18 OSS categories blocked since the third week of May 2026
  • Hotels, other accommodation and real estate activities are on the list
  • Governor Koster says the aim is to protect local small businesses

What happened

Bali Governor Wayan Koster said foreign-owned companies have been blocked from 18 business categories in OSS, Indonesia's online single submission licensing system. The step was approved by the Investment Minister and has applied since the third week of May 2026.

The categories are rated low or medium-low risk. Officials say foreigners used them as a loophole to obtain a business identification number (NIB) quickly.

Which categories are closed

The list covers star-rated and budget hotels, other accommodation, and owned or leased real estate. It also includes car and motorbike rentals, bars and cafes, clothing and food retail, fitness centres and management consulting.

The Jakarta Post cites official figures showing that more than 400 car rental and tour firms in Badung were foreign-owned. Many had no physical office on the island.

The authorities' case

Koster argues these firms create unfair competition for local micro, small and medium enterprises. He said they operated without the substantial capital normally required of foreign investors.

The decision followed a review of licences issued to foreign-investment companies. Officials say some of these firms operated through virtual offices.

What OSS and KBLI are

OSS has operated since 2018 and lets businesses obtain licences online through a single platform. Each activity in it is tied to a KBLI code, the Indonesian standard industrial classification.

Bali began this review back in June 2025. Governor Koster then set up an inter-agency task force against illegal foreign-run businesses, prompted by complaints from local small firms.

What it means for investors

If you planned to open a PT PMA to rent out a villa, a new licence under these KBLI codes in Bali is not available for now. Reports do not say existing licences were revoked, but have a lawyer check yours. Before any purchase, we recommend confirming who holds the rental licence and under which code.

Read the FAQ

Q&A

Can a foreigner open a villa rental company in Bali now?

New OSS licences in accommodation and property rental categories have been blocked for foreign-owned firms in Bali since May 2026.

Source
ANTARA News, published July 23, 2026, language: English

Prepared by the DOMA editorial team from public reports, with the original source linked above. This is a news review, not legal or tax advice. Not a public offer.

We'll match a villa to your brief

Tell us your budget and goal and we'll send a shortlist with prices, floor plans and a yield calculation. No pushy calls.