KBLI 2025 Hospitality Codes | Hotels & Villas Bali

Q: Can foreigners own a hotel in Bali under KBLI 2025?

Yes. All KBLI 2025 hospitality codes (55101–55909) allow 100% foreign ownership through a PT PMA. The authority is Bupati/Walikota for most codes, except 55204 (Aparthotel/Condotel) which requires Gubernur approval.

Q: What KBLI code covers villa rental in Bali?

KBLI 55203 (Aktivitas Vila) is the correct 2025 code for villa rental businesses. The old code 55193 from KBLI 2020 is now 55203. It is Medium-Low risk with automatic issuance via OSS and 100% PMA.

Q: What licenses do I need for a villa rental business in Bali?

Under KBLI 55203, you need: NIB + Sertifikat Standar (auto-issued via OSS), KKPR from ATR/BPN, PBG (building permit), Sertifikat Laik Sehat from Dinas Kesehatan, and TDUP from Dinas Pariwisata. Total timeline 3–5 months.

Q: What is the difference between KBLI 55101 and 55106?

KBLI 55101–55105 cover star-rated hotels (5-star, 4-star, 3-star, 2-star, 1-star respectively), while 55106 covers non-star hotels (Hotel Nonbintang/Melati). All are Medium-Low risk with Bupati/Walikota authority and 100% PMA.

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KBLI 2025 restructures Indonesia's hospitality classification into 15 distinct codes — a significant change from KBLI 2020, which used different numbering and fewer categories. Every foreign investor planning to operate a hotel, villa, hostel, or guesthouse in Bali needs to understand the new codes before the June 2026 compliance deadline. The old codes (55110, 55120, 55193, etc.) no longer exist in KBLI 2025 and must be updated in your NIB.

The good news: all hospitality codes allow 100% foreign ownership through a PT PMA. The nuances lie in risk classification, authority level, and licensing obligations. This guide uses verified data from the production KBLI 2025 dataset (BPS 7/2025 + PP 28/2025).

If you are new to the KBLI system entirely, start with our Beginner's Guide to KBLI 2025 before diving into the sector-specific details below.

KBLI 2020 → 2025: What Changed in the Codes

This is where most existing businesses get it wrong. The old codes are gone:

Old Code (KBLI 2020)	New Code (KBLI 2025)	Business Type
55110	55101–55105	Star hotels (now split by star rating)
55120	55106	Non-star/budget hotels
55130	55201	Homestay (Rumah Tinggal Sewa)
55191	55202	Youth Hostel
55192	55300	Campground/Glamping
55193	55203	Villa
55194	55204	Condotel/Aparthotel
55199	55209	Other short-term accommodation
55900	55901 / 55909	Long-term accommodation / other

If your current NIB still shows any of the old 551xx codes, it needs updating after the June 2026 transition window.

Complete KBLI 2025 Hospitality Code Reference

Full breakdown of all accommodation codes under KBLI 2025, verified from BPS 7/2025 + PP 28/2025:

Code	Name (EN)	Risk Level	Authority	PMA %
55101	5-Star Hotel	Menengah Rendah	Bupati/Walikota	100%
55102	4-Star Hotel	Menengah Rendah	Bupati/Walikota	100%
55103	3-Star Hotel	Menengah Rendah	Bupati/Walikota	100%
55104	2-Star Hotel	Menengah Rendah	Bupati/Walikota	100%
55105	1-Star Hotel	Menengah Rendah	Bupati/Walikota	100%
55106	Non-Star Hotel (Hotel Melati)

Key observation: In KBLI 2025, star hotels are no longer a single code — each star rating has its own code (55101 through 55105). Only 55204 (Condotel/Aparthotel) breaks from the pattern: it is the sole Menengah Tinggi code and requires Gubernur-level (provincial) approval instead of Bupati/Walikota.

Star Hotels: Now Split by Rating (55101–55106)

The biggest structural change in this sector. KBLI 2020 had one code for all star hotels (55110). KBLI 2025 splits them:

55101 — 5-star (bintang lima)
55102 — 4-star (bintang empat)
55103 — 3-star (bintang tiga)
55104 — 2-star (bintang dua)
55105 — 1-star (bintang satu)
55106 — Non-star (Hotel Nonbintang / Hotel Melati)

All six are Medium-Low risk with Bupati/Walikota authority and automatic NIB issuance via OSS. The split is administrative — it allows the government to track the hotel market by category. For licensing purposes, the obligations are similar across all six codes: Sertifikat Laik Sehat, self-assessment document, and periodic activity reports.

Practical implication: If you currently operate under old code 55110, you need to determine your actual star rating and migrate to the matching 55101–55105 code. If you have no star rating, use 55106.

Villas: The Flag Code (55203)

55203 (Aktivitas Vila) is the flagship code for Bali's villa rental industry. It replaced old code 55193 from KBLI 2020 — same business, new number. Medium-Low risk, automatic OSS issuance, 100% PMA, Bupati/Walikota authority.

What you need to operate legally under 55203:

PT PMA incorporation — notary deed, AHU registration (~2–4 weeks)
NIB via OSS — select 55203, auto-issued (1–3 days)
Sertifikat Standar — auto-issued with NIB for Menengah Rendah
KKPR — spatial conformity from ATR/BPN (2–6 weeks if required)
PBG — building permit, replaces IMB since 2022 (4–12 weeks)
Sertifikat Laik Sehat — from Dinas Kesehatan (2–4 weeks)
TDUP — from Dinas Pariwisata Kabupaten

Typical total timeline: 3–5 months. Minimum PT PMA capital: IDR 10 billion stated (Rp 2.5B paid-up).

The Exception: Condotel/Aparthotel (55204)

55204 is the one code that behaves differently from all others in this sector:

Risk: Menengah Tinggi (Medium-High) — the only one in this sector
Authority: Gubernur (provincial government) — not Bupati/Walikota
Issuance: 14 working days — not automatic
Extra obligation: LSPr certification (Sertifikat Standar Usaha from accredited body)

The condotel model — apartments sold to individual investors but operated as a hotel — carries higher regulatory scrutiny because of the complexity of unit ownership, revenue sharing, and operational management. The Governor-level sign-off reflects this.

If you are developing a condotel in Bali, budget extra time for the licensing process and factor in LSPr certification costs.

Other Codes Worth Knowing

55201 — Homestay (Rumah Tinggal Sewa) The owner-occupied model: you live on the property and rent rooms to guests. Medium-Low risk, automatic, Bupati/Walikota. The defining legal requirement is that the owner resides on-site — without that, it's a villa (55203), not a homestay.

55202 — Youth Hostel Dormitory-style accommodation with shared facilities. Medium-Low risk, automatic, Bupati/Walikota. Growing niche in Canggu, Kuta, and Nusa Penida.

55300 — Campground / Glamping Covers campgrounds, caravan parks, and glamping. Medium-Low risk, 100% PMA. Strong growth in Tabanan, Kintamani, and East Bali highlands.

55400 — Accommodation Intermediary For OTA (Online Travel Agency) businesses and booking platforms — not for operators. Different business model entirely.

55901 / 55909 — Long-term / Other Accommodation Kost (boarding houses), dormitories, monthly rentals. Medium-Low risk. Different regulatory framework from short-term tourism codes — tenant protection rules apply.

Which Code Should You Choose?

Your business	Use code
Hotel with star rating (1–5 star)	55101 / 55102 / 55103 / 55104 / 55105 (match your star)
Hotel without star rating (melati, boutique)	55106
Villa rental (private house, no owner on site)	55203
Homestay (owner lives on property)	55201
Youth hostel / backpacker dorm	55202
Glamping / campground	55300
Condotel / aparthotel	55204
Guesthouse / bungalow / cottage	55209
Kost / boarding house / monthly rental	55909

Authority Chain: Who Approves What

This is the detail that most guides get wrong. In KBLI 2025 for the hospitality sector:

Bupati/Walikota (district/city level) — all codes except 55204
Gubernur (provincial level) — 55204 only

For PT PMA registration, BKPM/OSS is always the entry point for the NIB. The authority listed above refers to who approves the Sertifikat Standar — the operational permit that actually allows you to receive guests.

Compliance Obligations: The Core Requirements

Most hospitality codes share three core post-issuance obligations:

1. Sertifikat Laik Sehat Health worthiness certificate from Dinas Kesehatan. Inspections cover water quality, sanitation, food handling (if applicable), pest control. Typically renewed annually.

2. Dokumen Penilaian Mandiri Self-assessment covering facilities, HR, service quality, and management systems. You declare compliance; government verifies post-approval.

3. Laporan Kegiatan Berkala Periodic activity reports to the relevant ministry — occupancy, staffing, operational compliance. Frequency varies by risk level.

Additional for 55204 only: LSPr certification (Sertifikat Standar Usaha from accredited body). Required before full operational approval.

Common Mistakes to Avoid

Using old KBLI 2020 codes in your NIB If your NIB still shows 55110, 55120, 55193, or any other old 551xx code, treat the mapping as overdue. Verify the live OSS/AHU record and remediate through the current official workflow before new filings, renewals, or due diligence.

Choosing 55203 (villa) when operations are hotel-scale A villa complex with 20+ units, central reception, daily F&B, and hotel-like operations may be challenged during compliance inspection. Match your code to your actual operating model.

Using 55201 (homestay) without living on-site The legal definition of homestay requires owner residency. Without it, you need 55203.

Treating 55204 like other hospitality codes The Gubernur approval and 14-day processing time for condotels is a genuine operational difference. Plan accordingly.

Ignoring Bali spatial planning (RTRW) Your KBLI code is irrelevant if your land is in a Green Zone where commercial accommodation is restricted. Verify zoning with Dinas Penataan Ruang before investing.

Bali-Specific Considerations

Investment threshold: All PT PMA require minimum IDR 10 billion stated capital (Rp 2.5B paid-up), per PP 5/2021. This applies regardless of which hospitality code you select.

Villa market saturation: Canggu and Seminyak have significant oversupply. Better ROI areas in 2025–2026: Tabanan, Sidemen, Amed, north coast — lower land prices, growing demand.

TDUP enforcement: Dinas Pariwisata enforcement has intensified since 2023. Operating without TDUP in Canggu, Seminyak, and Kuta risks closure orders.

Banjar approval: Not a government permit but operationally essential. Neighborhood council consent affects staff, access, and community relations.

Timeline: What to Do After the June 2026 Window

Immediate remediation file:

Audit your current NIB codes against the table above
Identify which new 2025 code matches your actual business
Prepare notarial deed amendments if code migration is needed

Before filing or amendment:

Verify current OSS/AHU workflow and BKPM guidance
Execute code remediation through the current official workflow
Submit all compliance documentation

Post-window verification:

Verify NIB reflects the correct 2025 code before new filings or amendments
Ensure TDUP, Sertifikat Laik Sehat, and periodic reports are current

Need Help With Your Hospitality KBLI Classification?

Choosing the right KBLI code affects your licensing speed, compliance costs, and tax exposure for years. Bali Zero specializes in PT PMA registration for hospitality businesses — KBLI code selection, notarial deed preparation, and OSS registration.

Visit balizero.com or ask Zantara for a personalized KBLI recommendation based on your specific business plan.