Rules & land · Bali

Bali's BRIDA studies vertical housing and the 15 m height cap

Bali's research and innovation agency BRIDA has begun studying vertical housing. Its head floated a review of the 15 m building height limit, but this is an idea so far and not a decision.

News of October 6, 2026Published in DOMA News: October 11, 20261 min readDOMA editorial team

Key points

BRIDA projects Bali's population at 12 million by 2125, up from 4.4 million in 2025
The current spatial plan (RTRW) caps building height at 15 metres
A review of the cap is under discussion and nothing has been decided

Why vertical housing is on the table

BRIDA head Ketut Wica gave a projection: Bali had about 4.4 million residents in 2025 and could reach about 12 million in a century. Demand for homes would keep rising.

He stressed that housing cannot be met by using up farmland and green space. Bali Regional Regulation No. 4 of 2026 already bans land use conversion and nominee ownership.

The height limit

Bali Regional Regulation No. 2 of 2023 on the spatial plan sets the height limit at 15 metres. Wica said it is time to start rethinking that cap and ask whether changes are possible.

He added that the review does not mean giving up on protecting fields and open space. It is a research idea from the agency, and the source names no formal amendment.

Banjar-based communal housing

One of BRIDA's concepts is housing modelled on the banjar (village community), where a whole block shares facilities and services. That needs less open land, and the format could later grow upward.

Wica said the Asta Kosala Kosali building principles would stay. At the APNHR 2026 conference, Governor Wayan Koster urged planners to weigh climate, floods, landslides, tsunamis and earthquakes when choosing sites.

What it means for investors

The 15 metre cap remains the working rule and it decides what can be built today. Do not price in taller buildings until an RTRW amendment is adopted. When buying, check allowed floors against the zoning extract and test site risk against flood and landslide maps.

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Q&A

Has the 15 m height cap changed?

No. The BRIDA head only suggested starting a review. Bali Regional Regulation No. 2 of 2023 still applies.

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Source

NusaBali, published October 6, 2026, language: Indonesian

Prepared by the DOMA editorial team from public reports, with the original source linked above. This is a news review, not legal or tax advice. Not a public offer.