In 2026, Indonesia did not introduce a single new law that completely changed the rules for foreign-owned businesses.

Previously, many checks were handled more formally.
The company was opened, the NIB existed, the address was stated, business activity codes were added, and a bank account was opened — and the business could operate.
That is no longer enough.

Authorities, banks, and platforms now check not only whether documents exist. They check whether the documents match the company’s actual operations:

• what the business does;
• where it operates;
• which employees it has;
• which licenses are required;
• which properties are used;
• which payments go through the bank;
• whether all of this matches the declared data.

For PT PMA companies, investors, developers, and business owners in Bali, this means one thing: the company should undergo regular review, not only when a bank review, KITAS renewal, project sale, or dispute with a partner arises.

In 2026, it has become more important for businesses in Indonesia not only to have documents, but to keep them up to date.

It is especially important to check:

• whether the selected business activity codes match the actual business;
• whether KBLI 68111 can be used for your real estate business model;
• whether short-term rental is structured correctly;
• whether the registered address is suitable for the company’s activity;
• whether a real office is needed instead of a virtual address;
• whether declared investment and capital can be confirmed;
• whether the new annual corporate report through AHU has been completed;
• whether PBG and SLF exist for the properties;
• whether the foreign national’s role matches their KITAS;
• whether the company is ready for bank review;
• whether there are risks in the relationship between investor and developer.

The business may have changed.
The rules may have started to be applied more strictly.
The bank may have updated its internal checks.
Platforms may have started requesting more data.
OSS may have begun looking more carefully at the address, business activity codes, and licenses.

For this reason, the owner of a PT PMA should compare the company with reality at least once a year.

Over the past year, many requirements in Indonesia did not appear from scratch.
They existed before.
What changed is the enforcement practice.
Government authorities, banks, licensing systems, and digital platforms have started checking not only documents, but also the company’s actual operations more often.
If a company declared one type of activity but actually conducts another, this has become more visible.
If a PT PMA stated one address but the actual activity takes place somewhere else, this may create questions.
If a foreign national is registered under one role but actually performs another type of work, the risk has increased.
If a property is sold to investors or rented out to tourists, but the building documents have not been completed, this may become a problem during a sale, inspection, platform review, or bank review.
If a company declares capital but cannot confirm investment and fund movement, this may also raise questions.

One of the noticeable changes affected the real estate market.

KBLI 68111 was previously often used in different real estate models.

Businesses tried to use it to cover different tasks:

• ownership;
• management;
• rental;
• investment projects;
• related real estate operations.

In 2026, registering new PT PMA companies with this activity became more difficult.
For businesses, this means that the old approach, where KBLI 68111 was treated almost as a universal real estate solution, should no longer be considered safe.

If a project is connected to real estate, it is necessary to understand in advance:

• what exactly the company does;
• whether it owns the property;
• whether it manages the property;
• whether it rents out the property short term;
• whether it works with long-term rental;
• whether it sells real estate;
• whether it attracts investors;
• which licenses will be required;
• whether a foreign-owned company may conduct that activity.

Many projects that were previously launched under a standard structure now require separate legal review and a different structure.

This is especially important for companies working with:

• villas;
• investment properties;
• property management;
• rental;
• development projects.

If your villa is already listed on Airbnb or Booking.com, do not review only the documents.
Check what the platform currently shows in the listing.

Open the listing and review:

• which property type is stated;
• how many guests the property accepts;
• whether accommodation is sold by the night;
• whether you promise cleaning, breakfast, transfers, concierge support, or other services;
• who is shown as the host;
• whether the property name matches the company or operator;
• whether the address matches the documents;
• whether house rules are stated;
• whether safety instructions are included;
• whether there are restrictions or warnings related to children, the pool, stairs, gas, or electricity;
• whether the photos match the actual condition of the property.

The platform listing is a public description of your activity.

In 2026, attention to the company’s actual presence has increased.
For many types of activity, a formal address is no longer enough.

A bank, licensing authority, or government system may ask:

• where the company actually operates;
• whether the address can be confirmed;
• whether there is an office;
• whether there are employees;
• whether the address can be connected to the company’s activity;
• whether the address is suitable for the business activity code;
• whether a bank account can be opened or a license can be obtained at that address.

Virtual addresses have not disappeared completely.
However, the requirements for them have become stricter.

The address should be checked especially carefully if the company:

• opens a corporate bank account;
• obtains a new license;
• works in a regulated sector;
• sponsors foreign nationals;
• undergoes bank review;
• uses the address for VAT registration;
• works with real estate, tourism, or accommodation properties.

A mistake occurs when a business owner selects the cheapest address and then tries to use it to open a bank account, obtain a license, or confirm the actual presence of the business.

The correct sequence is different:
first the activity, then the address requirements, then the choice of office or another address format.
For some types of activity, it is already better to consider a real office immediately, rather than a standard virtual address.

In the past, many business owners treated PT PMA capital as a formal registration requirement.
The company stated an amount in the documents, and the issue was rarely revisited.

In 2026, the approach is changing.

During bank reviews, licensing, and corporate checks, attention is increasingly paid not only to the stated amount of capital, but also to confirmation of real investment into the company.

For a PT PMA, it is important to understand in advance:

• how the capital will be confirmed;
• which funds have actually been contributed;
• which documents show the investment;
• how the company used the funds;
• whether the declared structure matches the actual investment;
• whether the movement of funds can be shown to a bank or reviewer.

Investment documents should be kept.
These may include:

• bank payments;
• agreements;
• invoices;
• handover documents;
• equipment documents;
• renovation documents;
• asset purchase documents;
• lease documents;
• construction documents;
• other company expense documents.

If the company was opened some time ago, it is worth checking whether the factual picture matches the data stated in the documents.

This is especially important before:

• bank review;
• licensing;
• attracting an investor;
• selling the company;
• inspection.

In 2026, PT and PT PMA companies received a new mandatory annual corporate report through the AHU/SABH system.
This report should be distinguished from tax and accounting reporting.

To submit this report, the company needs to hold an annual shareholders’ meeting, approve the company’s annual report, and prepare the corporate documents.

For PT PMA owners, this has become another obligation after the standard reporting season.
This report should not be postponed until the final months before the deadline or transition period.

This is especially important if the company:

• works with a bank;
• changes its shareholder structure;
• renews KITAS for foreign nationals;
• plans new licenses;
• prepares to attract an investor;
• sells shares or the entire business;
• has not updated corporate documents for a long time.

Several years ago, companies often added many business activity codes “for the future.”
A business owner opened a PT PMA and immediately asked to add everything that might ever be useful.
In 2026, this approach has changed.

Regulators increasingly check whether the company’s actual activity matches the selected business activity codes and obtained licenses.
The mere existence of a business activity code does not mean that the company can safely do whatever it wants.
Each code should correspond to the company’s actual business and planned operations.

For example:

• the company declared consulting but actually manages villas;
• the company declared real estate but rents out a property to tourists by the night;
• the company added a code for the future but did not obtain the required permits;
• the company sells services on social media that do not exist in its documents;
• the company changed its business model but did not update the data.

This review should be done regularly.
Especially before:

• obtaining licenses;
• opening a bank account;
• launching a new business line;
• attracting an investor;
• selling the business;
• inspection;
• renewing foreign nationals’ statuses;
• transitioning to new requirements.

If the actual activity no longer matches the KBLI, the structure should be corrected before a request comes from a bank or government authority.

For developers, management companies, and real estate investors in 2026, property documents have become especially important.

This primarily concerns:

• villas;
• hotel properties;
• commercial real estate;
• investment projects;
• properties under construction;
• properties sold to investors;
• properties planned for booking platforms.

PBG and SLF are gradually becoming essential documents for the normal operation of a property.
If a property is built, sold, rented out, reviewed by a bank, checked by a platform, or transferred to an investor, the issue of permitting documents can no longer be postponed.

A separate factor is booking platforms.
According to available information, from August 2026 Airbnb and Booking.com are expected to strengthen requirements for properties and pay closer attention to licenses and permitting documents.
For owners and developers, this means that property documents should be reviewed in advance.

Do not wait until:

• the property is listed for sale;
• the buyer brings a lawyer;
• the bank requests documents;
• the platform asks for confirmation;
• a guest files a complaint;
• an inspection begins.

If PBG or SLF is missing, correction may take significant time.
In some cases, it may not be possible to fix the situation quickly.

Immigration authorities continue to look closely at the connection between the company, the foreign national’s position, and their status.

They check not only whether a KITAS exists.

They check:

• what the company does;
• which position is stated for the foreign national;
• what the person actually does;
• whether the person’s work matches the company’s activity;
• whether the selected KITAS type is suitable;
• whether a work permit exists if required;
• whether the person performs functions that do not match their status.

Non-standard professions and new business formats should be reviewed especially carefully.
For example:

• consultants;
• trainers;
• wellness specialists;
• creative specialists;
• experts in new digital fields;
• foreign nationals in tourism and service projects.

Before arranging KITAS, it is necessary to check not only whether the visa can be obtained.
It is necessary to understand whether the specific position matches the company’s activity and the person’s actual role.

If the company is registered for one type of activity, but the foreign specialist performs work in another field, this creates risk.

Banks in Indonesia have also become more attentive when reviewing companies.

When opening and servicing a corporate bank account, the bank may request:

• company documents;
• details of owners and ultimate beneficial owners;
• information about business activity;
• confirmation of sources of funds;
• information about licenses;
• address or office confirmation;
• agreements;
• explanation of future account transactions;
• documents related to the company structure.

For a compliant business, this is not a problem if the documents are prepared in advance.
Problems appear when the company exists only formally, the address is weak, the business activity codes do not match the actual work, licenses are incomplete, and sources of funds are explained only verbally.

The bank looks not only at whether the PT PMA exists.
It checks whether the company understands its business and can confirm:

• who owns the company;
• what the company does;
• where money comes from;
• whom the company pays;
• why that address was selected;
• which licenses are required;
• which transactions will go through the account.

If you plan to open an account, it is better to prepare the company in advance.
Up-to-date documents, a clear address, confirmed sources of funds, and a coherent business structure make bank communication easier.

Over the past two years, the number of situations where investors face problems with development projects has increased.

Most often, these issues involve:

• construction delays;
• changes to the project concept;
• absence of required licenses;
• actual implementation differing from the original promises;
• delays with documents;
• changes in construction costs;
• insufficient preparation by the developer;
• changes in the market situation.

It is important to understand that not every such situation means fraud.
Often, the problem arises from a combination of factors:

• regulation changed;
• licenses take longer to obtain;
• the financial model was too optimistic;
• the developer was poorly prepared for the market;
• construction costs increased;
• land or property documents turned out to be more complex than promised;
• deadlines were drafted too softly.

As a result, the investor has to choose between several scenarios:

• waiting for the project to be completed;
• negotiating new terms;
• looking for a buyer for the investment;
• moving toward legal settlement of the dispute.

In recent months, the number of requests for legal assessment of investment agreements, project audits, and support in negotiations between investors and developers has increased.

Before investing, it is necessary to check more than the land certificate and company documents.
You should also review:

• PBG and other permits;
• the project’s financial model;
• the actual construction stage;
• the team’s experience;
• the agreement;
• deadlines;
• the developer’s liability;
• refund conditions;
• what happens in case of delay;
• what happens if the project changes.

The earlier the investor understands the real situation, the more options remain for negotiation and protection of their interests.

A company audit is recommended if:

• the company was opened more than one year ago;
• the business model has changed;
• the company added a new direction;
• you plan to open a bank account;
• the bank has already requested additional documents;
• the company has foreign nationals;
• the company works with real estate;
• the company manages villas or accommodation properties;
• the company rents out properties through Airbnb or Booking.com;
• you plan to attract an investor;
• you plan to sell shares or the business;
• the company uses a virtual address;
• you have not checked KBLI for a long time;
• you are not sure whether investment reports were filed;
• the properties do not have clear PBG and SLF status;
• you have a dispute with a developer or partner.

If you are unsure whether the company structure matches current requirements, it is better to review it before an external request appears.

We do not begin with one document.

First, it is necessary to understand how the company actually operates.

Sunrise Business reviews:

• PT PMA and corporate documents;
• selected KBLI;
• whether KBLI matches the actual activity;
• registered address;
• whether the company needs a real office;
• capital and investment confirmation;
• annual corporate report through AHU;
• investment reports;
• licenses;
• property documents;
• PBG and SLF;
• foreign nationals and KITAS;
• bank documents;
• tax position;
• investor and developer risks.

After the review, it becomes clear:

• which documents are in order;
• what is outdated;
• where the risks are;
• what should be corrected urgently;
• which actions can be postponed;
• what may create a problem for a bank, KITAS, license, investor, or inspection.

The goal is not simply to collect a folder.
The goal is to understand whether the company can withstand a real review of:

• activity;
• address;
• capital;
• employees;
• properties;
• bank matters;
• taxes;
• corporate data.

If the company was opened some time ago or the business has changed, an audit should be done before the next important action:

• bank review;
• KITAS renewal;
• attracting an investor;
• selling the business;
• launching a new business line.

Contact Sunrise Business.

We first review:

• your PT PMA;
• KBLI;
• address;
• capital;
• reports;
• licenses;
• property documents;
• foreign nationals;
• bank requirements;
• tax position.

After that, it becomes clear what is already in order, what should be corrected, and where the risks are for company operations in 2026.

This helps you avoid waiting until a bank, regulator, investor, buyer, or partner finds the problem.