The real cost of a PT PMA for one Bali villa in 2026: the IDR 2.5 billion paid-up capital, the separate IDR 10 billion investment test, annual running costs, and the Bali KBLI restrictions that change whether you can open one at all.

PT PMA Setup Costs for a Single Bali Villa in 2026

The PT PMA cost for a Bali villa in 2026 has two layers: a legal capital floor of IDR 2.5 billion in paid-up capital, which stays your company's money, and a much larger planned investment of more than IDR 10 billion per business code and project location, excluding land and buildings. Consultant, notary and annual compliance fees come on top, but they are small next to those two capital figures, and they are not the numbers that decide whether the structure makes sense for one villa.

That is the part most “PT PMA package” pages skip. They quote a setup fee, a timeline and a smiling logo, and leave the capital rules to the second meeting. This guide walks through the numbers in the order an owner should test them, using only figures we could trace to a published source, and flags the 2026 Bali licensing restrictions that now change the first question from “what does it cost” to “can I open one at all”.

The two capital numbers that get confused

Under BKPM Regulation No. 5 of 2025, which took effect on 2 October 2025 and replaced the earlier 2021 regulations, the old blanket expectation of IDR 10 billion in paid-up capital was reduced to IDR 2.5 billion. The IDR 10 billion figure did not disappear; it moved to a different test. Advisers describing the two rules side by side, including TraceWorthy’s explainer on the IDR 10 billion question, are consistent on the structure, though they are commentary rather than the regulation text.

Requirement	Figure	What it means in practice
Paid-up capital	At least IDR 2.5 billion per company	Cash equity deposited into the company account. It is yours, but it generally has to stay there for 12 months unless spent on verified operating costs.
Total investment plan	More than IDR 10 billion per five-digit KBLI per project location, excluding land and buildings	A commitment tracked through quarterly and annual LKPM investment reports. Two unrelated KBLIs mean the test applies twice.
Minimum structure	Two shareholders, one director, one commissioner	Your company needs real office-holders, not just a foreign owner.

Pro Tip: When a provider says “minimum capital is IDR 2.5 billion”, ask in writing how they treat the IDR 10 billion investment plan for your specific KBLI and location. A quote that answers only the first number has not answered your question.

Why this is a harder question for a single villa

The investment test excludes land and buildings. For a developer fitting out a hotel, that still leaves plenty to count. For one villa, whose value is mostly the land and the structure, the arithmetic deserves a direct conversation with an adviser: what exactly would count toward the investment plan, over what realisation period, and what happens at LKPM reporting time if the realised figure falls short. LKPM non-compliance can lead to warnings, suspension, fines or licence revocation, so this is not a paperwork footnote.

We are villa operators, not lawyers, and we are not going to hand you a number for how this works out for your plot. We will say that owners tend to discover this question after paying a setup deposit rather than before, and that it is much cheaper to ask first.

The 2026 Bali licensing restriction

Before the cost question, there is an availability question. Advisory firms including Emerhub reported in May 2026 that OSS was rejecting new PMA registrations in Bali for low-risk and medium-low-risk KBLI codes. The reported basis is a January 2026 request from the Governor of Bali to the Minister of Investment, linked to concerns that PMA licences were being used to obtain residence permits without genuine business activity. Existing licences and NIBs were reported to remain valid.

What is not settled is just as important. Another firm, Lexeron Advocates, describes an 18-code list with a different reported start date and notes that the ministerial instrument and OSS transition rules have not been clearly published. Accommodation and real-estate codes such as 55900 and 68111 are reported as affected; whether the villa-rental code 55193 is on the list is something we could not confirm from the sources we trust. Check your intended code inside OSS itself, not in a brochure.

Question	What is reported	What is still unclear
Are new Bali PMA applications blocked?	Yes for certain lower-risk KBLIs, from around May 2026	The precise code list and effective date differ between sources
Are existing PT PMAs cancelled?	Reported as not automatically revoked	Treatment of amendments, added KBLIs and restructurings
Are virtual office addresses accepted?	Heightened scrutiny signalled	Whether there is a categorical ban

What a PT PMA costs to run each year

Annual cost is where a provider’s own price list is the only public evidence, so read these as one example, not a standard. A July 2026 budget published by Invest in Asia lists the following recurring items.

Item	Example price (IDR)	Note
Tax and accounting	3 million to 6 million per month	The higher tier adds bookkeeping and financial statements
LKPM reporting, standalone	About 10 million per year	Often bundled into accounting packages
Registered office	6.9 million to 14.9 million per year	Check whether a virtual office is still acceptable for your Bali address
Payroll and BPJS, if you hire	3 million per month plus 5 million registration per new hire	Only applies once you employ staff through the company

That provider’s own totals come to roughly USD 3,300 a year for a lean build with no payroll and roughly USD 8,300 to 9,000 for a fuller build. It excludes owner salary, a physical office, audit and visa renewals. Your villa’s running costs, from pool care to staff, sit on top; our guide to the hidden costs of owning a Bali villa covers that side.

Pro Tip: Ask every provider for a three-year cost sheet that includes LKPM, tax filings, the registered office and the exit cost of closing the company. Closing a PT PMA is rarely priced in the headline quote.

What I’ve seen from owners considering a PT PMA

The pattern I see most often is an owner who has already decided on a PT PMA because a seller, agent or friend said it was the way to do it, and who has never seen a three-year cost sheet. The conversation we end up having is not about the setup fee. It is about whether the entity will ever have the operating activity, reporting discipline and investment story that the structure assumes.

The second pattern is mismatch between the company and the villa operation. We have seen licences in one name, bookings in another and bank accounts in a third. None of that is dramatic on its own, but when a check comes it is slow and awkward to explain. A PT PMA that is set up properly and then actually used to run the villa, with its own books and its own bank account, is far easier to manage than one that exists mainly on paper.

These are operating observations from managing villas, not legal advice, and I would rather you hear that from us than from a brochure.

— Francesco, Manta Villas

Key takeaways

Topic	Takeaway
Paid-up capital	At least IDR 2.5 billion since BKPM Regulation 5/2025, locked for about 12 months
Investment plan	More than IDR 10 billion per KBLI per location, excluding land and buildings
Bali availability	New PMA applications reported blocked for certain KBLIs since around May 2026; verify your code in OSS
Annual running cost	Provider price lists suggest low thousands of USD per year before payroll
Biggest risk	Paying a setup deposit before testing the investment plan and the KBLI
Who to ask	A licensed Indonesian lawyer or consultant, in writing

How Manta Villas fits in

We do not set up companies and we do not give legal advice. What we do is run the villa once the structure exists: making sure the licence, tax registration, bank account and booking accounts all tell the same story, and showing you what the villa earns so you can judge whether the structure is paying for itself. If you would like a view on how your villa is set up to operate, start with our villa management services, and see what Bali villa management costs for the operating side of the budget.

FAQ

How much does a PT PMA cost to set up for one Bali villa in 2026?

The fixed legal floor is IDR 2.5 billion in paid-up capital, which is money that belongs to your company rather than a fee, plus a separate investment plan above IDR 10 billion per five-digit KBLI per project location, excluding land and buildings. On top of that sit consultant and notary fees, which providers quote individually and which vary widely. Ask for an itemised written quote and check each line against the capital figures, because the capital is by far the largest number.

Is IDR 2.5 billion or IDR 10 billion the minimum capital for a PT PMA?

Both figures exist and they measure different things. Under BKPM Regulation No. 5 of 2025, effective 2 October 2025, paid-up capital must be at least IDR 2.5 billion and must stay in the company account for 12 months, with limited exceptions for verified operating costs. The IDR 10 billion figure is the investment value the company must plan to deploy per KBLI per location, excluding land and buildings, and it is tracked through LKPM reports.

Can I still open a new PT PMA for a villa in Bali in 2026?

It depends on the KBLI you select and it is a moving target. Reporting from advisory firms indicates that since roughly May 2026 the OSS system has been rejecting new PMA applications in Bali for a list of low-risk and medium-low-risk KBLI codes, following a request from the Governor of Bali. Existing licences were reported to remain valid. The exact codes and the official instrument have not been clearly published, so confirm your intended KBLI in OSS and with a licensed Indonesian adviser before paying any deposit.

What does a PT PMA cost to maintain each year?

One Indonesian consultancy published a July 2026 budget of roughly IDR 3 million to 6 million per month for tax and accounting compliance, about IDR 10 million per year if LKPM reporting is bought as a standalone service, and more if you employ staff through payroll and BPJS. Treat these as one provider's price list rather than a standard. Your own number depends on transaction volume, headcount and which services you buy.

Does a PT PMA mean I can legally operate a villa rental as a foreigner?

Not automatically. A PT PMA is a vehicle, and what it may do depends on the KBLI registered and the licences attached to it. Sources conflict on whether the villa-rental code 55193 is open to foreign-owned companies, so we do not give a yes or no here. Check the code in your own OSS account, confirm your TDUP pathway, and take written advice from an Indonesian lawyer or licensed consultant before committing capital.