- Among Bali villa listings that state the zone, 68% are on Residential (“yellow”) zoning and 31% on Touristic. In Ubud, 72% are residential.
- Villas on touristic zoning are listed 28% higher per square metre: a median of $2,160 versus $1,690.
- A zone in a listing is not a permit. The right to a specific activity on the plot is confirmed by the KKPR, so check the KKPR rather than the map colour.
Almost every Bali villa listing has a “Zoning” line. Buyers read it as the answer to the key question: can the villa be rented short-term? We looked at what 2,502 listings say and why that line is not enough.
What the listings show
The zone is stated in 1,986 of 2,502 listings. Of those:
| Zone in listing | Share | Median price per m² |
|---|---|---|
| Residential | 68% | $1,690 |
| Touristic | 31% | $2,160 |
| Commercial | under 1% | — |
The residential share varies by area: 95% in Umalas and Kerobokan, 79% in Canggu, 72% in Ubud, 56% on the Bukit, 54% in Seminyak. Figures for each area are on the Bali areas map pages.
Touristic zoning costs more
Villas on touristic zoning are listed 28% higher per square metre. There is less touristic land, and buyers pay for predictability. But a price premium does not guarantee that the activity you need is allowed on that plot.
Why the zone is not the answer
A colour on the map neither grants nor removes the right to commercial activity. The KKPR does: it confirms that a specific activity code (KBLI) is allowed at specific coordinates. A villa on residential zoning with the right KKPR can be a lawful rental asset, and a villa on touristic zoning without one cannot. The mechanism is explained in “Bali's yellow zone: the KBLI inside the zone decides”.
What to check before paying
- The KKPR for the plot and the activity code it lists.
- The plot's designation in the official spatial plan, via a notary rather than the seller's description.
- The PBG building permit for the same building and floor area.
- That the plot coordinates match across the KKPR, the PBG and the land certificate.
Projects coordinated by DOMA sit on residential zoning, and the full pack (land certificate, KKPR, PBG, notarial lease) is open before any payment.
Source: DOMA Research summary of 2,502 villa listings in the Bali Home Immo catalogue, collected 29 September 2026. Asking prices, not transactions; IDR converted at 17,960 per USD. The data is open in the DUVI index.
FAQ
Can I rent a villa short-term on residential zoning?
The zone colour alone does not decide it. The KKPR does: it confirms that the stated activity is allowed at those coordinates. Ask for the KKPR before paying and check which activity code it lists.
Why are villas on touristic zoning more expensive?
There is less touristic land, and buyers pay for predictability. In listings the gap is about 28% per square metre.
Where do I check a plot's zoning?
A notary or consultant pulls the plot's designation from the official spatial plan in about a day. Rely on that document, not on the listing description.