Zoning, permits, villa licensing, land titles. Bali news for property investors with a takeaway for villa owners.
The ATR/BPN ministry will support work on detailed zoning plans for five districts of Buleleng regency in north Bali in 2026. The plans will set where homes and tourism projects may be built.
The Bali parliament's special committee on spatial planning, assets and permits will not be extended automatically. It must first deliver a report on its second six-month term.
Bali's provincial parliament has put the spotlight on foreign-owned companies that build under a real estate business code and then rent the property out nightly as villas. A senior legislator says KBLI 6811 is now blocked in OSS for such companies.
Kuta district in Badung held its first public consultation on revising its RDTR for 2026 to 2046. Residents asked for stronger customary village rights, flood control and better waste handling.
Jembrana's regional council has recommended releasing 88.49 hectares of HPL land in Gilimanuk so residents can obtain SHM freehold titles. Several steps remain before any certificates are issued.
Bali officials say some foreign-owned companies obtain a real estate licence and then rent the finished homes out nightly as villas. The villa business category is closed to such companies.
The Tabanan public order agency has flagged 18 buildings across eight districts that lack part of their permits. Most owners hold only an ITR and have no approval for the building itself.
Indonesia's investment ministry gave Gianyar its 2026 Investment Service Award. The regency placed third among 416 regencies for its one-stop permit service.
Bali Governor Wayan Koster personally oversaw the demolition of a villa built on social forestry land in Buleleng. Authorities are showing they will remove a non-compliant building entirely rather than settle for a fine.
Indonesia has designated 87.52% of its rice fields as protected LP2B land, but Bali is one of seven provinces still below the 87% mark. Pressure on the island to lock in more farmland is likely to continue.
Governor Wayan Koster shared figures on shrinking rice fields and pledged to keep restricting land conversion. The main tool is Provincial Regulation No. 4 of 2026.
Indonesia's deputy agrarian minister says 30 of Bali's detailed zoning plans now run inside the OSS online permit system. Denpasar, Badung and Gianyar are fully integrated.
Bali now has Regional Regulation (Perda) No. 4 of 2026. It restricts turning productive land into tourism sites and prohibits land transfers through nominee owners.
The Bali provincial government is accelerating data collection and LP2B designation in every regency. The more plots receive protected status, the less land remains open to development.
The Bali legislature's zoning committee has found signs of violations at four tourism projects on the Pecatu cliffs. A temporary halt to construction and operations is under consideration.
Indonesia's tourism ministry now requires online platforms to show licence numbers for villas and other stays. From 1 June 2027 checks will run automatically between OSS and OTAs, and unlicensed listings will be removed.
Indonesia's tourism ministry has identified about 1,600 unlicensed accommodation businesses selling through online travel agents. From 1 August 2026 they face removal from the platforms unless owners obtain permits.
The government extended the deadline for accommodation businesses to put their licences in order to 31 May 2026. The industry points to widespread use of the wrong KBLI codes and rentals disguised as other formats.
Bali's governor has set conditions for online platforms: they may promote only licensed properties that hold an NPWPD tax number. He estimates illegal bookings cost the province about half of its potential PHR tax.
A Bali legislative committee has recommended a temporary closure of the Plataran resort in West Bali National Park. Five of its villas stand directly over protected mangroves.
Bali now has Provincial Regulation No. 4 of 2026, which restricts conversion of productive land and bans nominee arrangements. Experts doubt it will be enforced firmly.
Governor Wayan Koster met Airbnb representatives in Denpasar and asked the platform to remove unlicensed listings. Owners were given until the end of March 2026 to obtain permits and register for tax.
Bali Governor's Instruction No. 5 of 2025 requires regents and the Denpasar mayor to reject conversion of farmland to other uses. Converting LP2B land can bring up to five years in prison under national law.
A special committee of Bali's provincial parliament halted construction of a JW Marriott hotel in Puhu village, Payangan. The project had incomplete permits, no SLF certificate and was blocking an irrigation channel.
A new regulation from the investment minister and BKPM head, No. 5 of 2025, lowers the minimum capital for foreign-owned companies (PT PMA) from Rp 10 billion to Rp 2.5 billion. It took effect on 2 October 2025.
Badung's public order police have sealed a Canggu villa that partly stands on a riverbank and riverbed. The owner has been told to demolish the encroaching parts or face demolition by the authorities.
Bali's governor said the OSS system lets hotels, villas and beach clubs be built without control. The investment ministry responded with a joint desk alongside the provincial licensing office and a freeze on non-compliant projects.
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