Bali’s beautiful landscapes and growing tourism industry make it a prime destination for property investment. However, before buying or developing land, it is crucial to understand zoning laws. Zoning regulations determine what type of buildings and businesses can operate in specific areas, ensuring sustainable growth and environmental preservation.
Bali’s zoning system is color-coded, making it easier to identify permitted land use. This guide breaks down each zoning category, its restrictions, and how it can be utilized.
1. Green Zone: Agricultural and Conservation Land
The Green Zone is mainly for agriculture and conservation, helping to protect Bali’s natural beauty and maintain farming traditions.
Restrictions
- No commercial or tourism-related developments allowed (hotels, villas, shops, or offices are prohibited).
- Residential buildings are limited to Indonesian citizens under Hak Milik (ownership title), and the owner must live there. It cannot be rented or used for business.
- No land conversion—agricultural land must remain agricultural.
Utilization
- Farming, plantations, and livestock.
- Eco-friendly agritourism activities with special permits (e.g., organic farms, educational farm visits).
- Landowners (Indonesians) can build a personal residence, but it cannot be rented or used commercially.
2. Yellow Zone: Residential Land
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The Yellow Zone is dedicated to housing and residential communities. It is intended for long-term living and family residences.
Restrictions
- Only residential buildings allowed—no hotels, large commercial businesses, or industrial facilities.
- Limited to two or three-story buildings to preserve the neighborhood look.
Utilization
- Private homes and residential complexe, or
- Any kind of property that licensed under Pondok Wisata (Tourism Lodge)
3. Pink Zone: Tourism and Hospitality Land
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The Pink Zone is specifically for hotels, resorts, and tourism-related businesses. This zoning is meant to support Bali’s tourism economy.
Restrictions
- Residential housing is not permitted unless part of a commercial hotel or resort.
- Agriculture and conservation activities are restricted.
- Common Sempadan Rules Include:
- Rivers (Sempadan Sungai): Buildings must be set back minimum 15 meters from the edge of the riverbank.
- Temples (Sempadan Pura): Construction must maintain a respectful distance, typically minimum 50 meters, but it can vary based on the type and importance of the temple.
- Cliffs (Sempadan Tebing): Buildings must be built at least several meters away from the edge, especially if the area is prone to erosion or collapse. Setback distance depends on geological surveys.
- Beaches (Sempadan Pantai): Usually, a minimum 100 meters from the high-tide line is required for construction near public beaches, depending on local coastal management rules.
Utilization
- Hotels, resorts, villas for daily rental (short-term stays).
- Restaurants, bars, and entertainment venues.
- Tourism-driven commercial spaces (e.g., diving centers, surf shops, tour agencies).
4. Red Zone: Commercial and Industrial Land
The Red Zone is intended for business and industrial development. This zoning supports economic activities and commercial growth.
Restrictions
- Residential buildings are not allowed unless part of a mixed-use commercial project.
- No agricultural or conservation activities.
- Heavy industries (factories, warehouses) are allowed only in designated industrial areas.
Utilization
- Shopping centers, office buildings, financial institutions, and entertainment hubs.
- Restaurants, cafes, and retail stores.
- Factories and logistics centers in designated industrial areas.
5. Orange Zone: Mixed-Use Development Land
The Orange Zone allows for a blend of residential, commercial, and business activities. These areas are often near city centers and transitional zones between residential and business districts.
Restrictions
- Some areas may limit industrial activities to prevent excessive noise or pollution.
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Utilization
- Mixed-use buildings (ground-floor commercial, upper-floor apartments).
- Co-working spaces, boutique hotels, or serviced apartments.
- Small-scale retail, cafes, and office spaces integrated with residential communities.
6. Brown Zone: Cultural and Sacred Heritage Sites
The Brown Zone is reserved for temples, cultural sites, and heritage conservation. This zoning ensures that Bali’s religious and historical landmarks remain protected.
Restrictions
- No commercial or residential buildings allowed unless specifically related to cultural purposes.
- Strict regulations on renovations and modifications to preserve historical integrity.
Utilization
- Cultural preservation projects, museums, and community centers.
- Traditional markets or handicraft shops (if related to local heritage).
- Community-based tourism initiatives (e.g., cultural workshops, temple visits).
How to Check Zoning in Bali?
Before purchasing land in Bali, it’s crucial to verify its zoning classification. Here’s how:
1. Apply for a PKKPR (Persetujuan Kesesuaian Kegiatan Pemanfaatan Ruang)
The PKKPR is the most crucial document that confirms:
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✅ Zoning classification of the land
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✅ What kind of buildings or activities are allowed
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✅ How much of the land can be built on (building coverage ratio/KLB & KDB)
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This approval is mandatory before applying for a building permit (PBG) or even a functionality certificate (SLF). In the past, people relied only on the ITR (Zoning Information), but now, PKKPR is the legal reference required by the government.
📌 Tip: Always apply for PKKPR before purchasing land. It helps avoid costly mistakes if the land turns out to be restricted or unbuildable.
2. Request a Zoning Certificate (ITR - Izin Tata Ruang)
The Izin Tata Ruang (ITR) is an official zoning document that provides the exact land designation and allowed usage. This can be obtained from:
- The Bali Provincial Government Office
- The local regency (kabupaten) office where the property is located
3. Use Online Zoning Maps
Some regions in Indonesia provide online zoning maps, allowing you to check land use classifications remotely. However, not all areas in Bali have updated online zoning maps.
4. Consult a Notary (PPAT) or Legal Expert
If you’re unsure about the zoning status of a property, a licensed notary (PPAT) or property lawyer can help you verify its legal classification before purchase.
5. Visit the Local Land Office (BPN - Badan Pertanahan Nasional)
The BPN (National Land Agency) provides official land records and zoning details. This is the most reliable source for verifying land legality.
6. Work with a Trusted and Experienced Real Estate Agent
A reputable real estate agency will have a clear understanding of zoning laws and how they apply to their listings. Real estate agents ensure that the properties they offer comply with zoning regulations, making it easier for buyers to choose the right investment. A professional agent can also guide you through the necessary paperwork and legal verification.
For the latest zoning regulations, visit the official Bali Provincial Government website:
🔗 https://baliprov.go.id
General Construction Rules That Apply in All Zones
In addition to zoning classifications and setback (sempadan) regulations, there are universal construction rules that apply throughout Bali, regardless of the zoning category:
1. Traditional Balinese Architecture Requirement
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All buildings in Bali are legally required to incorporate Balinese architectural elements.
This regulation is based on regional cultural preservation laws that aim to protect Bali’s unique identity and spiritual values. Whether a property is in a residential, tourism, or commercial zone, developers must include features such as:
- Angkul-angkul (Balinese-style gateways)
- Aling-aling (privacy walls)
- Traditional rooflines or decorative finishes inspired by local design
This is not just an aesthetic requirement — it’s a legal obligation outlined in Bali’s spatial planning and architectural guidelines.
⚠️ Note: Failure to follow Balinese architectural standards can result in a building permit (PBG) being denied or revoked.
2. Maximum Building Height: 15 Meters
Bali enforces a strict island-wide building height restriction of no more than 15 meters, often referred to as the “coconut tree rule.”
This rule ensures that no structure dominates the natural skyline, preserving views and respecting sacred landscapes.
Exceptions to the 15-meter height rule are extremely limited and usually only apply to:
- Hospitals
- Airports
- Other strategic facilities, as approved directly by the provincial government
Even hotels, resorts, and apartment buildings must comply with this restriction unless they obtain special exemption status, which is rare and tightly controlled.
Understanding Bali’s zoning laws is crucial for investors, property buyers, and developers. By ensuring that land use aligns with zoning regulations, you can avoid legal issues, protect your investment, and contribute to sustainable development.
If you plan to buy property in Bali, always check the zoning classification before making any commitments. Consulting a legal expert or checking with local authorities will help you make a safe and informed decision. And always remember:
For more official information, always refer to the local government and National Land Agency (BPN) or an experience real estate agent to avoid misinformation.
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