Land & zoning
Setbacks (sempadan)
Отступы (sempadan) · Garis sempadan (setback lines)
Sempadan is a setback line set by building rules. Bali applies setbacks from the sea (usually 100 m from the high-tide line), from rivers (10–100 m depending on width and embankment), from cliffs and ravines (by slope height), from roads (by class) and from temples — up to "sacred zones" of hundreds of metres around major pura.
Why it matters in Ubud specifically: the best view plots sit on rivers and canyons. A cliff setback can be 2–3 times the slope height, and on a 1.5-are plot the buildable footprint shrinks to where a two-bedroom villa with a pool no longer fits. It is one of the four reasons a KKPR is refused even in the "right" zone.
What to check: a topographic survey with levels, the distance to the slope edge and river measured on site, and the PBG footprint matching the actual setbacks.
Read more in the blog
- Climate risk by location in Bali: what to check before buying a villa
- Bali Villa Due Diligence: Legally Verifying the Property and the Deal Before You Buy
Related terms
Updated: 2026-09-20. Not a public offer. Regulations change — we cite enacted acts only and update the entry when they do.
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