What You Need to Know About Land Zoning in Bali - Bnbprofits

What You Need to Know About Land Zoning in Bali

Panoramic view of Bali showcasing diverse zoning areas: a boutique hotel on the beach, commercial street with cafes, agricultural fields, residential villas, and a mixed-use zone at sunset.

If you’re considering building or buying a villa in Bali, understanding land zoning is crucial to prevent potential issues in the future. Land zoning in Bali can significantly affect your plans, as it determines what you can or cannot build on a plot of land in a specific area.

This article aims to guide you through the essentials of land zoning in Bali, a key factor for anyone looking to build or buy property on the island.


Understanding Land Zoning in Bali

In Bali, the Department of Public Works manages land zoning, with local authorities adding more details to the regulations. It follows the unique cultural and environmental requirements of each area.

Land zoning organizes lands based on their intended use, dividing them into specific zones. Although this article references Badung’s regulations for general guidance, note that zoning rules can differ from one region to another.


Zoning Categories Explained


Commercial Zoning (Perdagangan dan Jasa – K)

Commercial zoning is designed for business purposes, supporting establishments like eateries, cafes, stores, etc. This zone is broken down into subzones depending on their location, each with specific permissions. For instance, one subzone within the commercial zone may permit tourist accommodations, and another may only allow for stores or restaurants.


Tourism Zoning (Pariwisata – W)

This zoning is set aside for tourism projects. It permits attractions such as water parks and beach clubs, along with accommodations like hotels and villas. Subzones within this category specify the size and kind of development that are allowed.


Mixed Zoning (Campuran – C)

This zoning category supports both residential and commercial uses, providing flexibility for property development. It is designed to facilitate multifunctional developments for both living spaces and commercial purposes. 

In this zone, obtaining permits for buildings such as houses, villas, or commercial establishments like restaurants, cafes, and grocery stores is made easier. This zone is ideal because it allows residents to live in close proximity to daily necessities.


Residential Zoning (Perumahan – R)

Within residential zoning, you can typically only build or use a building for residential purposes. When we say “most,” it means that commercial or other non-residential activities are generally not permitted, as this zone is designated for living areas. The only commercial-related activity allowed in this zone is operating a guest house, which doesn’t significantly conflict with the residential surroundings.

However, if you wish to rent out your house or villa in this zone as an Airbnb, you must obtain a Pondok Wisata certificate. If you’re looking to buy or build a villa in this zone, it’s excellent for daily living or long-term stays.


Agricultural Zoning (Pertanian – P)

This zoning focuses on farming and imposes strict limits on construction to preserve Bali’s agricultural heritage and landscapes. Often referred to as the green zone, permanent buildings are not allowed here. 

There have been multiple instances where foreigners purchased land in Bali at seemingly low prices, only to discover that construction was prohibited due to the land’s green zone status. Therefore, verifying a land’s zoning before finalizing any deal is essential.


Verifying Land Zoning

If you’re looking at properties in Canggu, Kuta, Seminyak, or the Bukit areas, you can start your zoning research on official sites like batara.badungkab.go.id to get initial zoning information for these locations.

For a deeper understanding of land zoning in Bali, consider asking the local Public Works office or consulting with legal experts familiar with Bali’s property laws. This will help ensure your investment plans are as robust as possible.



Knowing about Bali’s zoning laws is vital for smart investment choices. Talk to legal advisors and use official sources for the latest zoning info to make sure your property investment in Bali follows the rules and is well-placed for success.

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