Getting licensed in Bali, step by step

Indonesia licenses two things: the company and the person. The company is the P4 and holds a business licence. The person is the broker and holds a competency certificate. You need both before you take a client. Here is how each works in October 2026.

The two layers

• The P4 (the brokerage company): a legal entity with a business identification number (NIB) from the government’s OSS licensing system, under the brokerage code KBLI 68200 (real estate on a fee or contract basis). The Ministry of Trade said in January 2026 that this is moving to KBLI 68210, real estate intermediation, covering online and offline brokerage (Bisnis.com).
• The broker (you): an Indonesian citizen with a work competency certificate, working for one licensed P4.

There is no separate Bali broker licence. The rules are national, set by the Ministry of Trade (Kemendag).

Part A: your competency certificate

Competency certificates sit inside the national system run by BNSP, the National Professional Certification Agency. The tests are done by an accredited certification body (LSP) against the national competency standard (SKKNI) (SIP Law Firm). For brokers, the main body is LSP BPI (Lembaga Sertifikasi Profesi Broker Properti Indonesia), which runs certification with AREBI, the national brokers’ association (Bisnis.com, May 2026).

LSP BPI currently offers four schemes: Level VI property broker, Level VII managerial, marketing officer and analyst officer, with two more in preparation (Bisnis.com, May 2026).

The steps

1. Join a licensed P4, or confirm that your agency holds its NIB with KBLI 68200 and its risk-based standard certificate. Brokers must be affiliated with a licensed entity (NusaBali).
2. Prepare. We found no single compulsory government course. AREBI chapters and agencies run training and group certification drives, so ask your agency or AREBI Bali which sessions are planned.
3. Apply to LSP BPI and choose a competency test site (TUK). In May 2026 there were six TUKs, with more planned in regions with an AREBI chapter (Bisnis.com).
4. Pre-assessment and assessment. LSP BPI appoints assessors, who run a pre-assessment and then the real assessment and report back (Pinhome).
5. Technical committee review. LSP BPI’s committee reviews the assessors’ recommendation.
6. Certificate issued to candidates judged competent.
7. Keep it valid. The certificate lasts 3 years, with surveillance by LSP BPI during that time (Pinhome). Renew before it expires: 957 people renewed in the May 2026 round alone (Bisnis.com).

For brokers outside Java, LSP BPI can run collective certification at an agreed location for a group of agents (Pinhome).

Cost and duration

We could not find a published fee for the LSP BPI assessment, and LSP BPI’s director said only that certification “needs effort and money” (Bisnis.com, May 2026). Ask LSP BPI or your agency for the current fee, what it includes and the next assessment date before you budget.

Part B: the company licence (P4)

If you will set up a brokerage, or check one before you join, these are the requirements described for Permendag 33/2025 (Bisnis.com, November 2025; NusaBali):

1. Choose the legal form: PT, single-founder PT Perorangan, cooperative or public corporation.
2. Register on OSS for an NIB under KBLI 68200. Brokerage is now a medium-high risk activity, so the company also needs a medium-high risk standard certificate in addition to the NIB.
3. Employ certified Indonesian brokers as expert staff.
4. Appoint a certified manager with a BNSP competency certificate. The manager may be foreign but can be registered with only one P4.
5. Use written agreements with every client and every co-broking partner.
6. Show the licence on the website and in advertising.
7. File the annual activity report with Kemendag by 30 April each year (SIP Law Firm).

A foreign investor uses a PT PMA with an investment plan above IDR 10 billion and at least IDR 2.5 billion paid up (Infiniti). Lesson 2 explains why owning a PT PMA still does not let a foreigner act as the broker.

The deadline: October 2026

Permendag 33/2025 started with a socialisation period. In July 2026, a Ministry of Trade director said that period ends in October 2026, and that uncertified brokers will then receive reprimands (AFU). For breaches by companies, SIP Law Firm lists written warnings, suspension, licence revocation and fines.

AREBI aimed for 5,000 certified brokers nationally by October 2026. By May 2026, 3,735 people had been certified under the old scheme and 205 under the new one (Bisnis.com). In Bali alone there are more than 3,000 agents, many still uncertified (NusaBali). So if you are not certified yet, start now. If you join an agency, ask to see its certificates.

Your licensing checklist

• Agency NIB with KBLI 68200 (or 68210), standard certificate, licence shown on its website.
• Your LSP BPI certificate, with its expiry date in your calendar.
• Your tax number (NPWP), so commission can be paid and taxed properly (lesson 8).
• For foreign managers: a manager certificate, RPTKA and KITAS (lesson 2).

These rules are new and still being applied. Check the official source, Kemendag and LSP BPI, before you act. Practise with the Bali rules exercises and read the Bali agent guide.