Week in review: Aug 10 to Aug 16, 2026

Key stories

• Gianyar drafts rules for building along rivers
  Many Ubud villas overlook the Ayung river and its tributaries, so this applies to them directly. Before buying, check the KKPR (zoning conformity approval) and PBG (building approval) to see whether the property falls inside a river buffer. We check a plot's zoning before any deal, and for riverside land this will become a mandatory step once the rules take effect.
• Tax office and Bali regencies hunt unregistered businesses
  National and local tax authorities are now sharing business data. If you rent out a villa, check registration not only for local PHR but also for income tax on rental earnings. Missing registration is easier to spot in joint sweeps.
• Two turns closed at the Sayan junction near Ubud
  If your villa is in Sayan, Kedewatan or near Tebongkang, check what the route from the airport and from central Ubud looks like now. Update the arrival map for guests and transfer drivers. Travel time to the property shows up in reviews, so it is worth re-measuring.
• Indonesia proposes higher visa on arrival fee, up to Rp1 million
  For a villa guest, an extra Rp250,000 to Rp500,000 is small next to the cost of the stay. It weighs more on people who enter on a VoA often. Advise guests to buy the e-VoA in advance, as it is cheaper and faster at the border.
• Bali immigration checks lodging and APOA guest reporting
  APOA registration is mandatory for any villa hosting foreigners. Check that your management company files it at every check-in. A villa without an accommodation licence risks attention from immigration and local authorities, and we check those documents before a deal.