A villa business in Lombok should not be licensed by copying a hotel or hostel checklist. The first question is whether the actual accommodation model fits the current KBLI 55203 Aktivitas Vila classification; the correct OSS licensing path follows from that activity, the project location and the project’s current regulatory profile.
The current OSS KBLI 2025 entry for Aktivitas Vila uses KBLI 55203 for short-term accommodation consisting of private houses specially rented to tourists with their facilities and managed by the owner.
For the broader planning framework, read our Company Setup Guide in Lombok. For help with your project, see our Business Setup services.
Villa Business License Lombok: The Short Answer
For a new villa operation, start with five layers: the legal operator, KBLI 55203 classification, the OSS project and Business Licensing position, applicable tourism standards, and the property’s basic and supporting permissions.
Indonesia’s current national licensing framework is Government Regulation No. 28 of 2025, which is in force and revoked Government Regulation No. 5 of 2021.
The regulation states that a business actor must hold the applicable Business Licensing to conduct its activity and places basic requirements, Business Licensing, PB UMKU and OSS services within the current risk-based framework under PP No. 28 of 2025.
This means an old article stating that every villa simply needs the same NIB-and-certificate package should not be used as a substitute for the current OSS result for the actual project.
Step 1 — Confirm That the Business Is Actually a Villa
The legal classification should follow the real operating model, not the property’s branding.
Under the current OSS description, KBLI 55203 concerns short-term accommodation in private houses specially rented to tourists, including their facilities, and managed by the owner. A property advertised as a ‘private villa’ may therefore warrant a different analysis from a hotel-resort, hostel, guesthouse, serviced residence or a property that is merely leased long-term as real estate.
Before registration, document how the property will operate: whether the whole house is rented, who manages guest accommodation, how long guests stay and which entity receives the accommodation revenue.
Villa and hostel are separate KBLI activities
Villa and hostel licensing should not be merged into one generic accommodation page.
By comparison, the current OSS entry for youth-hostel activity uses KBLI 55202, covering short-term accommodation in rooms that may be shared or used individually for tourism-related stays.
A villa operates around a private-house accommodation model, while youth-hostel classification expressly contemplates shared or individual rooms. That difference is enough to justify separate classification and licensing review even though both sit within short-term accommodation.
Do not classify the business from the marketing name
Tourism properties often use words such as villa, resort, guesthouse, boutique hotel or hostel for commercial positioning. Those words do not, by themselves, establish the correct KBLI.
Use the actual business activity. If a property operates more like a hotel, resort or another accommodation type, compare it with the corresponding OSS description before registering KBLI 55203.
Lombok Legal ID’s hotel business licensing due-diligence guide provides a separate framework for hotel operations and explains why accommodation categories should be checked against their actual operating model.
Step 2 — Check the Current OSS and KBLI Records
Existing villa projects may still refer to KBLI 2020 documents.
OSS records the transition as a one-to-one conversion: KBLI 55193 changes to KBLI 55203 under KBLI 2025.
For an existing business, compare the current OSS project with the old NIB, business activity and historical licensing documents. The objective is not simply to find the old code on a document; it is to confirm that the current OSS profile correctly reflects the villa activity after the KBLI transition.
This check is especially useful before acquiring an operating villa company, taking over management or restructuring the legal operator.
Step 3 — Apply the Current Risk-Based Licensing Framework
PP No. 28 of 2025 is now the starting national framework for risk-based licensing. The actual OSS output should be checked from the project’s current KBLI, scope, business characteristics and location rather than inferred from another villa’s licence package.
Lombok Legal ID’s NIB and OSS RBA registration guide can be used for broader OSS workflow context, while the villa-specific review should remain focused on KBLI 55203 and the actual project data.
If a seller or operator shows only an NIB, review the complete project record before concluding that every licensing requirement has been completed. The NIB identifies the business actor, but the project should also be checked for the licensing and supporting items generated for that activity.
Step 4 — Check Current Tourism Business Standards
Tourism standards have changed since the original OSS-RBA rollout.
The current tourism-sector standard is Minister of Tourism Regulation No. 6 of 2025, which is in force and repealed Ministerial Regulations No. 4 of 2021 and No. 8 of 2021.
For a villa project, this means an old checklist based only on the 2021 tourism business-standard regulation should be rechecked against the current framework. The villa’s facilities, operating procedures, human resources and management arrangements should be reviewed against the standard applicable to the business shown in OSS rather than assumed from historical documentation.
For an acquisition, ask whether the existing operation has been reviewed since the 2025 tourism-standard change and whether its actual activity still matches the government record.
Step 5 — Review Spatial, Environmental and Building Requirements
A villa’s business activity is only one layer of legal readiness.
The current OSS basic-requirements page separately identifies spatial-use conformity, environmental approval and building matters, so a villa’s business licence should not be treated as a substitute for location and building compliance.
For a Lombok project, review the exact project location and the relevant OSS basic-requirement records before construction, conversion or commercial operation. This is particularly important where an existing residential building is being converted into tourist accommodation or where the investor is acquiring a property whose physical use has changed over time.
A sensible legal file should therefore place the villa’s OSS business activity beside the project’s spatial, environmental and building documentation rather than reviewing each document in isolation.
Step 6 — Check PB UMKU and Supporting Activities
A villa can also have supporting-permission requirements beyond the core accommodation activity.
For supporting permissions, the current OSS Aktivitas Vila page lists Sertifikat laik sehat – di wilayah under PB UMKU for the villa activity.
The business should check the current OSS project to determine how that supporting permission applies to the actual location and operation rather than relying on an old screenshot or another property’s approval.
Additional commercial activities should also be mapped separately. If the villa runs a restaurant, bar, spa, event business or another revenue-generating service, do not assume that KBLI 55203 automatically licenses those activities. Identify which legal entity operates each service and whether another KBLI or supporting permission appears in OSS.
Eight Checks Before Opening or Buying a Villa Business
Use this sequence before launch, acquisition or restructuring:
- Confirm the operating model. Verify that the property genuinely fits the current KBLI 55203 villa description.
- Identify the legal operator. Confirm which person or entity contracts with guests and receives accommodation revenue.
- Check the current KBLI. Review whether historical KBLI 55193 records have been correctly transitioned to KBLI 55203 where applicable.
- Review the OSS project. Check the current business activity, location, scope and licensing status rather than relying only on an NIB document.
- Check current tourism standards. Review the operation against the framework under Permenpar No. 6 of 2025, not only repealed 2021 rules.
- Review basic requirements. Compare the business project with spatial-use, environmental and building records relevant to the property.
- Check PB UMKU. Review the health-suitability supporting permission and any other supporting permissions generated for the real operation.
- Map additional activities. Restaurants, bars, wellness, events or other services should be checked separately instead of being assumed to fall under the villa activity.
For an investor, these checks help separate a property that is merely marketed as a villa from a villa business whose corporate, OSS and location records have been aligned with the current operating model.
Conclusion
A villa business license Lombok review should begin with KBLI 55203 Aktivitas Vila, not with a generic accommodation checklist. Current OSS records distinguish villa activity from youth-hostel activity and show the transition from legacy KBLI 55193 to KBLI 55203.
The classification then needs to be connected to the current PP No. 28 of 2025 licensing framework, current tourism standards, the project’s basic requirements and relevant PB UMKU.
For owners and investors, the strongest pre-opening or pre-acquisition review is therefore a complete comparison of operator → business model → KBLI 55203 → OSS project → tourism standards → basic requirements → PB UMKU → supporting activities.
Review the Villa Licensing File Before Opening or Investing
If you are establishing, acquiring or restructuring a villa operation in Lombok, Lombok Legal ID can assist with Business Setup and business-licensing review based on the actual operator, accommodation model and OSS project.
A pre-opening or pre-acquisition review can help identify KBLI, OSS, tourism-standard, location and supporting-permission issues before they become part of the operating business.
FAQ – Villa Business License Lombok
What KBLI applies to a villa business in Indonesia in 2026?
Current OSS data uses KBLI 2025 code 55203 for Aktivitas Vila. The former KBLI 2020 villa code 55193 was converted one-to-one to 55203.
Is a villa the same KBLI as a hostel?
No. Current OSS data uses KBLI 55203 for villa activity and KBLI 55202 for youth-hostel activity. The descriptions reflect different accommodation models.
Is an NIB enough to operate a villa in Lombok?
An NIB is part of the OSS business record, but the project should also be reviewed for the applicable Business Licensing, current tourism standards, basic requirements and relevant PB UMKU generated for the activity and location.
Which tourism regulation applies to villa businesses in 2026?
Permenpar No. 6 of 2025 is currently in force and governs tourism business activity standards, supervision and administrative sanctions under the current risk-based licensing framework.
Do old villa licences using KBLI 55193 automatically become invalid?
The OSS conversion record shows that KBLI 55193 was converted to KBLI 55203. Existing businesses should review their current OSS project and transition status rather than assume that an old code alone proves the current licensing position.
Does a villa business need building and zoning checks?
The OSS system treats spatial-use conformity, environmental approval and building matters as separate basic-requirement categories. A villa’s business licensing should therefore be reviewed together with the relevant property and project requirements.
Does KBLI 55203 cover a restaurant or spa inside the villa?
Not automatically. Supporting commercial activities should be classified and checked separately against the entity actually operating them and the permissions shown in OSS.
References & Sources
- OSS KBLI 2025 – Villa Activity — oss.go.id
- OSS Conversion from KBLI 55193 to KBLI 55203 — oss.go.id
- OSS KBLI 2025 – Youth Hostel Activity — oss.go.id
- Government Regulation No. 28 of 2025 on Risk-Based Business Licensing — peraturan.bpk.go.id
- Minister of Tourism Regulation No. 6 of 2025 on Tourism Business Standards, Supervision and Administrative Sanctions — jdih.kemenpar.go.id
- OSS Basic Requirements – Spatial, Environmental and Building Requirements — oss.go.id
Recommended Next Articles
- hotel business licensing due diligence in Lombok — lomboklegalid.com
- NIB and OSS RBA registration in Lombok — lomboklegalid.com