KBLI 55193 Explained: The Villa Licence Code Every Bali Owner Needs
KBLI 55193 is the Indonesian classification code for villa accommodation — and as of June 2026 it is renumbered 55203 under KBLI 2025. Here is what the code covers, what licences it triggers under risk-based licensing, how it differs from the homestay and hotel codes, and why the foreign-ownership question needs verifying rather than assuming.
KBLI 55193 Explained: The Villa Licence Code Every Bali Owner Needs
KBLI 55193 is the Indonesian business classification code for Vila — villa accommodation — under KBLI 2020. It defines a business that provides lodging to the general public in private houses rented specifically to tourists together with their facilities. As of 15 June 2026 that same activity carries a new number, 55203, under KBLI 2025.
The code matters more than it looks. In Indonesia's licensing system the five-digit KBLI code is the key that determines your risk classification, which licences you are required to hold, whether foreign capital is permitted in that activity, and what investment you must declare. Owners tend to treat it as a form field. It is closer to a load-bearing wall.
Key takeaways
| Question | Short answer |
|---|---|
| What is 55193? | The KBLI 2020 code for Vila, inside group 5519, other short-term accommodation |
| Is it still current? | No. KBLI 2025 renumbered it to 55203, Aktivitas Vila, live in OSS from 15 June 2026 |
| Do I need to re-apply? | No. BPS confirmed the reclassification requires no new permits; your NIB number does not change |
| Was it a split? | No — a one-to-one renumber, so the conversion was automatic for most businesses |
| What does the code control? | Risk level, licence type (NIB / Sertifikat Standar / Izin), foreign-investment eligibility, investment threshold |
| Biggest owner mistake | Assuming the code alone authorises letting. It does not — the licence it produces does |
What KBLI 55193 actually is
KBLI stands for Klasifikasi Baku Lapangan Usaha Indonesia, the Indonesian Standard Industrial Classification. It is maintained by Badan Pusat Statistik (BPS), the Central Bureau of Statistics, and every business entity registered in Indonesia records one or more KBLI codes on its Nomor Induk Berusaha (NIB), the Business Identification Number issued through the Online Single Submission system.
Where the code sits
The classification is a nested hierarchy, and 55193 sits five levels deep:
| Level | Code | Meaning |
|---|---|---|
| Category | I | Accommodation and food service activities |
| Division | 55 | Accommodation |
| Group | 551 | Short-term accommodation |
| Class | 5519 | Other short-term accommodation |
| Sub-class | 55193 | Vila |
The official OSS entry for 55193 defines the group as businesses providing lodging services to the general public consisting of private houses specifically rented to tourists along with their facilities, dikelola sendiri oleh pemiliknya — managed by the owners themselves. The OSS record also breaks the code into tourism-sector scopes for unrated villas and for two- and three-star rated villas, and attaches a supporting licence, the Sertifikat Laik Sehat or health-worthiness certificate, issued regionally.
Pro Tip: That phrase “managed by the owners themselves” is in the official definition, and it is the single most misread line in the whole entry. It describes the character of the accommodation type — a private house let to tourists rather than a hotel operation — not a prohibition on appointing a management company. Owners occasionally conclude they must self-manage to stay compliant under this code. That is not what it says, and it is not how the code is administered.
The change most owners have not been told about: 55193 is now 55203
KBLI 2020 was revoked. BPS Regulation No. 7 of 2025 established KBLI 2025, came into force on 18 December 2025, and aligned Indonesia's classification with revision 5 of the International Standard Industrial Classification. The two editions then ran side by side while the government adjusted its systems, and KBLI 2025 became the live standard in OSS and in the Ministry of Law's AHU system on 15 June 2026.
For villas, the change is about as gentle as it gets:
| KBLI 2020 | KBLI 2025 | |
|---|---|---|
| Code | 55193 | 55203 |
| Title | Vila | Aktivitas Vila |
| Type of change | Direct renumber (one-to-one) inside a regrouped short-term accommodation family | |
| Action required | Automatic in OSS for a straightforward conversion — confirm, do not re-file | |
| Effect on NIB | None. Same NIB number; codes updated within it | |
Two points are worth separating carefully, because both circulate in distorted form.
First, no new permits are required by the reclassification itself. BPS confirmed this publicly on 27 April 2026, alongside publishing the official 2020-to-2025 conversion table. Licences issued before implementation remain valid.
Second, the widely repeated “18 June 2026 deadline” was a deadline on the government, not on you. It came from a joint circular issued on 25 March 2026 by the Minister of Investment, the Minister of Law and the Head of BPS, and it set the date by which the OSS and AHU systems themselves had to complete the KBLI 2025 adjustment. The systems went live three days early. There was no separate personal filing cut-off for every company, and no administrative sanction attaches to the migration.
What does attach to you is an event-driven obligation. The moment you amend your deed, apply for or renew a licence, change or expand your activity, or file a quarterly investment report, the code on your record is read as it stands. If it no longer describes what you actually do, that is where it surfaces.
What the code controls in your licence stack
The reason a five-digit number deserves this much attention is that Indonesia's licensing regime is risk-based, and the risk rating is attached to the code. Under Government Regulation No. 28 of 2025, the licensing product you must hold before operating follows directly from the risk class OSS assigns:
| Risk level | What you must hold | How it is granted |
|---|---|---|
| Low | NIB only | Issued on registration |
| Medium-low | NIB + Sertifikat Standar | Self-declared — you certify you meet the standard |
| Medium-high | NIB + verified Sertifikat Standar | Verified by the competent authority |
| High | NIB + Izin (full licence) | Approved by the competent authority |
The Sertifikat Standar is what replaced the old TDUP tourism business registration in the risk-based system, and it is the permit that authorises tourism activity. If you are still working from a checklist that says “get your TDUP”, you are working from the pre-2021 regime — our NIB and TDUP compliance checklist sets out where that terminology now lands.
A self-declared certificate is the part owners underestimate. Declaring that you meet a standard is not a formality; the declaration is open to supervision, and it can be revoked. You are signing for a state of affairs at the villa, not ticking a box in a portal.
55193 and the codes sitting next to it
Most classification errors we see are not exotic. They are a villa registered under a neighbouring accommodation code because it was what the notary or agent used, or what an earlier owner chose for a property that has since changed character.
| KBLI 2020 code | Activity | Broadly, what it describes |
|---|---|---|
| 55110 | Hotel Bintang | Star-rated hotels with the full facility set required by the rating standard |
| 55120 | Hotel Melati | Non-star hotels operated commercially in part or all of a building |
| 55130 | Pondok Wisata | Homestay or guesthouse — daily-rate lodging in part or all of an individual's own residence |
| 55193 | Vila | Private houses rented to tourists with their facilities |
The practical distinction between Pondok Wisata and Vila is the one that trips owners up. A homestay code contemplates lodging inside a residence that is genuinely lived in; a villa code contemplates a private house let as a whole to tourists. A four-bedroom pool villa running full-time commercial occupancy under a homestay registration is a mismatch, and mismatches are cheap to fix in advance and expensive to fix during an inspection or a sale.
Pro Tip: Before you do anything else, read your own codes. Sign in to oss.go.id, open the licensing menu, open the NIB record, and read the business-activity list — each activity by code, title, location and risk level. Compare that against your articles of association. A surprising number of owners discover the deed and the OSS record have quietly disagreed for years. That gap does not cause a problem until the day it causes an expensive one.
The foreign-ownership question, and why we will not answer it for you
This is the point at which most articles on KBLI 55193 become confidently wrong in one direction or the other, so we will be explicit: the foreign-investment status of the villa code is contested, and you should not take it from any blog post, including this one.
Foreign eligibility is keyed to the five-digit code through the Positive Investment List, established by Presidential Regulation No. 10 of 2021 as amended by Presidential Regulation No. 49 of 2021. Several established Indonesian advisory firms state that the villa code is allocated to cooperatives and to micro, small and medium enterprises, which would make it structurally unavailable to a Perseroan Terbatas Penanaman Modal Asing (PT PMA), the foreign-investment company form. Others describe foreign-owned structures operating under it in practice. The renumber from 55193 to 55203 did not, by itself, alter whatever allocation applied.
Both things can be partly true at once, which is exactly why it is dangerous. Article 6(4) of Presidential Regulation No. 10 of 2021 protects a more favourable foreign-ownership position for an investment already approved before the regulation took effect, as recorded in that company's licensing. That protection is narrow: it covers the existing, unchanged activity. Once you amend the deed, apply for a licence, or expand the activity, the code is screened against the current list as though it were being proposed for the first time. So a structure that has operated for years without incident is not evidence that the same structure can be newly established today.
Two further things follow the code for a PT PMA, and both are worth knowing before you assume a structure is viable. Under BKPM Regulation No. 5 of 2025, the investment plan must exceed IDR 10 billion per five-digit KBLI code, per project location, excluding land and buildings, with IDR 2.5 billion paid up. And every PT PMA files a quarterly investment activity report (LKPM) through OSS against its registered codes, due by the fifteenth of the month following each quarter.
The reliable answer is the one your own OSS account returns for your intended code and location, confirmed by a licensed Indonesian legal or licensing consultant before you incorporate or amend anything. We are villa operators, not licensing lawyers, and this is a question where the difference matters. For the structural background, our villa rental licence guide for investors covers the wider permit picture.
What I've seen with KBLI codes on Bali villas
The pattern I run into most often is not an owner who chose the wrong code. It is an owner who never chose one at all. The company was set up by an agent or a notary as part of a property purchase, a plausible-looking code went into the deed, and nobody revisited it once the villa started letting. Three years later the property is a full commercial operation and the registration still describes something else. Nothing goes wrong for a long time. Then a bank, a buyer's lawyer, or a permit renewal reads the record, and it goes wrong all at once.
The second pattern is the code being treated as the finish line. I have seen owners genuinely relieved to have the right KBLI on the NIB, and genuinely unaware that the building permit for commercial use, the functional-worthiness certificate and the health certificate are separate items that the code does not deliver. The classification tells the system what you are. The licence stack is what lets you trade. Those are different achievements and only one of them is a single afternoon's work.
The third is timing, and it is the one I would push hardest on. Every owner I know who fixed a classification problem calmly did it in a quiet month, on their own initiative, with the villa trading normally. Every owner I know who fixed one expensively did it because a transaction, an inspection or a platform verification forced the issue on someone else's timetable. The work is identical. The cost is not. The KBLI 2025 renumber has just handed everyone a natural, no-penalty reason to open the file and look — and that window will not stay this comfortable.
— Francesco, Manta Villas
How Manta Villas handles the compliance side
We manage villas, so compliance is not an advisory product for us — it is a precondition for operating a property we are responsible for. In practice that means reading the owner's OSS record and licence stack before we take a villa on, flagging where the classification, the deed and the actual operation have drifted apart, and working alongside the owner's own licensing consultant rather than in place of one. It also means keeping the recurring items — the health certificate, the reporting, the renewals — on a calendar rather than in someone's memory.
If you are weighing up whether a villa is worth putting into professional management at all, the honest first step is knowing what it can actually earn. Our team can put together a free villa revenue projection alongside a review of where your property currently sits operationally.
FAQ
What is KBLI 55193?
KBLI 55193 is the Indonesian business classification code for Vila (villa) under KBLI 2020. It sits in category I, Accommodation and Food Service Activities, within group 5519, other short-term accommodation. The official definition covers the provision of lodging to the general public in private houses that are specifically rented to tourists together with their facilities, and that are managed by the owners themselves. It is the code most Bali villa rental businesses were registered under before the 2025 reclassification.
Is KBLI 55193 still valid in 2026?
KBLI 2020, which contains 55193, was revoked by BPS Regulation No. 7 of 2025 with effect from 18 December 2025, and KBLI 2025 became the live standard in the OSS and AHU systems on 15 June 2026. Under KBLI 2025 the villa activity carries the number 55203, Aktivitas Vila. This was a one-to-one renumber rather than a split, so for most businesses the conversion happened automatically inside the existing NIB. BPS confirmed on 27 April 2026 that the reclassification requires no new permits and that licences issued before implementation remain valid.
Does KBLI 55193 let me rent my Bali villa on Airbnb?
The code is the classification, not the permission. Registering the villa activity in OSS produces an NIB and, depending on the assessed risk level, a Sertifikat Standar, and it is that licensing output rather than the code number that authorises commercial short-term letting. Platform listings are a distribution question that sits on top of a complete licence stack, which for most villas also includes a building permit for commercial use, a functional-worthiness certificate and a health-worthiness certificate. A correct code with an incomplete stack is still non-compliant.
Can a foreign-owned PT PMA use KBLI 55193?
This is genuinely contested and should not be taken from any article, including this one. Several Indonesian advisory firms state that the villa code is allocated to cooperatives and to micro, small and medium enterprises under the Positive Investment List, which would make it structurally unavailable to a PT PMA, while others describe foreign-owned companies operating under it in practice. The renumber from 55193 to 55203 did not by itself change whatever allocation applied. The only reliable answer is the one your own OSS account returns for your intended code and location, confirmed with a licensed Indonesian consultant before you incorporate or amend.
What licences does KBLI 55193 require?
The licensing output follows the risk level the OSS system assigns to the code, under Government Regulation No. 28 of 2025. A low-risk activity needs only the NIB. A medium-low activity adds a self-declared Sertifikat Standar. A medium-high activity requires a Sertifikat Standar verified by the competent authority, and a high-risk activity requires a full Izin. Villa accommodation also attracts a supporting licence, the Sertifikat Laik Sehat or health-worthiness certificate, issued at the regional level.