👉 Modern 2 Bedroom Townhouse in a Complex at Nyanyi Beach - RF5975E

The Yellow Zone is dedicated to housing and residential communities. It is intended for long-term living and family residences.

Restrictions

1. Only residential buildings allowed—no hotels, large commercial businesses, or industrial facilities.
2. Limited to two or three-story buildings to preserve the neighborhood look.

Utilization

1. Private homes and residential complexe, or
2. Any kind of property that licensed under Pondok Wisata (Tourism Lodge)

3. Pink Zone: Tourism and Hospitality Land

👉 Luxurious 4 Bedroom Family Villa with Ricefield View for Sale Leasehold in Bali Batu bolong - RF1249C

The Pink Zone is specifically for hotels, resorts, and tourism-related businesses. This zoning is meant to support Bali’s tourism economy.

Restrictions

1. Residential housing is not permitted unless part of a commercial hotel or resort.
2. Agriculture and conservation activities are restricted.
3. 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

1. Hotels, resorts, villas for daily rental (short-term stays).
2. Restaurants, bars, and entertainment venues.
3. 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

1. Residential buildings are not allowed unless part of a mixed-use commercial project.
2. No agricultural or conservation activities.
3. Heavy industries (factories, warehouses) are allowed only in designated industrial areas.

Utilization

1. Shopping centers, office buildings, financial institutions, and entertainment hubs.
2. Restaurants, cafes, and retail stores.
3. 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.
•  

Utilization

1. Mixed-use buildings (ground-floor commercial, upper-floor apartments).
2. Co-working spaces, boutique hotels, or serviced apartments.
3. 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

1. No commercial or residential buildings allowed unless specifically related to cultural purposes.
2. Strict regulations on renovations and modifications to preserve historical integrity.

Utilization

1. Cultural preservation projects, museums, and community centers.
2. Traditional markets or handicraft shops (if related to local heritage).
3. 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:

• ✅ Zoning classification of the land

• ✅ What kind of buildings or activities are allowed

• ✅ How much of the land can be built on (building coverage ratio/KLB & KDB)

•  

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

👉 Expansive Luxurious 5-Bedroom Villa for Sale in Seminyak - RF4557

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.

Photo from Bali Home Immo

Our main office is located on the main street of Canggu’s trendiest neighborhood, which is none other than Jalan Pantai Berawa where all the action takes place. If you have passed through this street several times, chances are you already know where our office is. Such a strategic location allows us to attract the attention of various passerbys ranging from curious vacationers to serious real estate investors. We are opening a branch office in Seminyak to expand our local reach even further, and there will be more branches coming as Bali’s real estate industry continues to thrive.

Also read: How to Prepare Your Villa for Rental and Sale 

Local expert with global reach

Technology changed the way real estate buyers find their homes, and our marketing strategy is driven by a consumer-centric approach that targets potential buyers in places where they are looking for properties in Bali. Your property will be presented in our email campaigns, on social media and website, as well as good ol’ offline marketing. Our website ranks highly on Google, appearing on the first page of organic search results for queries related to Bali real estate. If you love seeing Bali real estate related posts on Instagram, there’s a big chance that you’ve seen our post making an appearance on your feed because we get more than 6 million views every month. Not only that, our global network will boost the exposure of your property well beyond Indonesia as we are affiliated with 93 local and international partners. 

We combine the best marketing practices with professional contents to maximize your property’s visibility

Photo from Bali Home Immo

We provide professional photography and videography services to showcase your property in its best light for free, and we’ll use the content for promotion on all our platforms. Do you want to be featured in our priority list and push the marketing of your property even further? Listing exclusively with us will unlock access to marketing channels that are not available to open listing properties, which includes paid advertising and publication on international partners’ websites.

Also read: How to Renovate Bali Villas for Investment

Personal approach with professional results

Every property that we list has its own advantages and challenges, so it’s only natural if we provide a tailor-made service to each owner. Our team is more than happy to discuss the marketing solution that will work for your property and do an in-depth analysis to create a professional valuation based on Bali Home Immo’s local market data as well as vacation rental statistics provided by AirDNA and our short-term rental partners. By knowing the market value of your property and how it compares to other similar properties, you will be able to avoid overpricing or underpricing. Overpricing is often the main cause why a property stays in the market for a long time, whereas underpricing means you will earn less than the property’s fair market value and no owner would want that.

Properties listed exclusively with us will get a more comprehensive marketing strategy

Photo from Bali Home Immo

Most buyers begin their search by browsing the internet, and there are so many properties for sale in Bali competing for attention. Mass marketing is simply not enough to make a property stick out, which is why we utilize targeted advertising. This allows us to advertise directly towards a specific demographic matching that particular property, and we highlight its most distinguishing features with interactive contents to draw the attention of potential buyers. It’s a proven strategy that has worked with many properties, which is the reason why owners and reputable developers choose to list exclusively with us. Don’t just take our word for it, feel free to visit our Google page and see what other property owners who have worked and still work with us have to say about Bali Home Immo.

Also read: Measuring the Impact of Airport Reopening on Bali Villa Rentals

Do you have a villa for sale or rent in Bali? Let us help you find the right client by listing it with us. Since 2009, we have successfully helped hundreds of property owners in selling and renting out their properties to clients from all around the world. If you wish to have your property listed with us or have any questions to discuss beforehand, please do not hesitate to contact us.

Disclaimer: The content of this publication is provided as general information only and does not constitute legal, financial, tax, or other professional advice from Bali Home Immo. Some of the information provided on this publication is obtained from a third-party source and we do not guarantee that the content of this publication is accurate, complete or up-to-date. Past performance is not indicative of future performance and should not be relied upon as a basis for an investment decision.

When it comes to leasehold properties in Bali, the good news is that you can lease a property with any kind of Visa, including a tourist Visa. Unlike other forms of property ownership, leasehold doesn't require foreign nationals to register a company or obtain a residence permit in Indonesia. This makes the process much more accessible and straightforward for those looking for leasehold properties in Bali.

Leasehold villa in Canggu.

Photo by Bali Home Immo

In Bali, leasehold ownership grants you full control over the property for a specified amount of time, typically 25 years, although contracts for up to 30 years are not unusual, as well as negotiated extensions of 10-20 years. This flexibility, attractive price, and ease of acquiring a leasehold property have made it a popular choice for foreigners looking to invest in Bali's vibrant property market.

Right to Build (Hak Guna Bangunan/HGB)

On the other hand, if you are considering acquiring a freehold property in Bali through a foreign-owned company, known as a PT. PMA (Perseroan Terbatas Penanaman Modal Asing), a specific visa is required. The title you will get through PT PMA is an HGB (Hak Guna Bangunan) title, which will allow you to fully own property for up to 70 years. The 70 years comprises 30 years of initial validity + 20 years of extension + 20 years of renewal. 

And the great thing about this title is you can pass the HGB title to another company or sell it to Indonesian nationals and convert the HGB title to the Hak Milik title, which makes the property remains highly valuable to Indonesian nationals. You can also buy several properties under the name of the company and use them to operate as a business.

HGB title is excellent to build a villa or apartment complex.

Photo by Bali Home Immo

To acquire a freehold property through a PT. PMA, first, you’ll have to register a new PT PMA or acquire an existing one, you can set up a 100% foreign-owned PT PMA in the Hospitality Management Consulting category for a short-term villa rental or the Real Estate category for a long-term villa rental. You can acquire property in the name of your PT PMA immediately after the company’s Articles of Association have been approved and the company’s tax card has been issued which usually takes around 2-3 weeks.

Second, you must obtain a specific visa called a "KITAS" (Kartu Izin Tinggal Terbatas), which is a limited stay permit. It is important to note that the process of obtaining a KITAS can be more complex and time-consuming compared to leasehold properties. Working with a reputable legal and consulting firm specializing in foreign investments can greatly assist you in navigating through the necessary procedures and requirements.

Right to Use (Hak Pakai)

The Hak Pakai title has some similarities to HGB. Those similarities include:

1. Foreigners need to have a residence permit/KITAS.
2. Ownership validity of up to 70 years, comprises 30 years of initial validity + 20 years of extension + 20 years of renewal.
3. Family can inherit the title
4. Can be sold to Indonesian nationals and converted to Right to Own title (Hak Milik)

Besides those similarities, the Hak Pakai title doesn’t require you to own a PT PMA and can be bought individually. However, several limitations made many foreigners not choose this title:

1. Hak Pakai title only let you own land that has a building on it.
2. Limitations to operating as a business
3. A minimum property value of 5 billion rupiahs for a building built on land, and 2 billion rupiahs for an apartment.
4. Can only buy a single property.

Right to Own (Hak Milik)

Hak Milik title is hereditary, permanent, and valid for a lifetime. Basically, the Right to Own is the strongest property title that people can have over land in Indonesia.

A Hak Milik title can be transferred to another party through inheritance or purchase. However, Hak Milik is only owned by Indonesian citizens and legal entities that have met the requirements.

Only Indonesian citizens can own Hak Milik title.

Photo by dashu83 on Freepik

Foreigners who acquire property rights by inheritance without a will or by marital property mixing, as well as Indonesian citizens who have property rights but lose their citizenship, must relinquish their property rights within one year of acquiring the rights or losing their citizenship.

In summary, if you are interested in leasehold properties in Bali, you can proceed without needing a specific visa. The leasehold agreement, which grants you temporary ownership, can be established without the complexities associated with obtaining a residence permit or registering a company. However, if you have your sights set on acquiring a property through a PT. PMA, it is crucial to ensure that you meet the necessary visa requirements and comply with Indonesian regulations.