balipropertyguidePerda Badung 4/2025 in English: the spatial plan for Canggu, Seminyak, Kuta and Uluwatu
The 2025 plan that replaced the 2013 one: where tourism is allowed, where farmland is protected, and what happens to a villa built under the old plan.
Perda Badung 4/2025, the articles a buyer meets
Canggu, Seminyak, Kuta, Jimbaran, Uluwatu and Nusa Dua are all in Badung. Its 2025 spatial plan decides which land is for tourism, which is for housing and which must stay farmland — and it replaced the 2013 plan that much of what is written about Canggu still quotes.
| Article | What it decides | Used on |
|---|---|---|
| Badung Perda 4/2025 art. 4(5) | Badung's districts: Petang, Abiansemal, Mengwi, Kuta Utara, Kuta and Kuta Selatan. | — |
| Badung Perda 4/2025 art. 45(1) | Tourism zone: about 5,170 hectares in Mengwi, Kuta Utara, Kuta and Kuta Selatan. | — |
| Badung Perda 4/2025 art. 96(d) | Building coverage in the tourism zone: 50%. | — |
| Badung Perda 4/2025 art. 41(2) | Food-crop farmland: about 8,445 hectares in Petang, Abiansemal, Mengwi and Kuta Utara. | — |
| Badung Perda 4/2025 art. 41(3) | Of which protected (KP2B): about 6,675 hectares, in the same four districts. | — |
| Badung Perda 4/2025 art. 92(2)(b) | Accommodation on food-crop land: only conditionally, in limited form, integrated with its surroundings. | — |
| Badung Perda 4/2025 art. 101(15)(a) | Beach setback: at least 100 meters from the highest tide line. | — |
| Badung Perda 4/2025 art. 115(1) | The plan runs 20 years, reviewed once in each 5-year period. | — |
| Badung Perda 4/2025 art. 117 | Replaced: Badung Perda 26/2013 (RTRW 2013-2033) and Badung Perda 3/1992 on the green-belt building ban. | — |
Where things are allowed
Badung covers about 39,875 hectares (Badung Perda 4/2025 art. 4(3)) in six districts: Petang, Abiansemal, Mengwi, Kuta Utara, Kuta and Kuta Selatan (Badung Perda 4/2025 art. 4(5)).
| Zone | Area and districts | Source |
|---|---|---|
| Tourism | about 5,170 hectares in Mengwi, Kuta Utara, Kuta and Kuta Selatan | Badung Perda 4/2025 art. 45(1) |
| Settlement | about 15,045 hectares, of which about 14,219 urban | Badung Perda 4/2025 art. 46(1)-(2) |
| Food crops | about 8,445 hectares in Petang, Abiansemal, Mengwi and Kuta Utara | Badung Perda 4/2025 art. 41(2) |
| Of which protected farmland (KP2B) | about 6,675 hectares, in the same four districts | Badung Perda 4/2025 art. 41(3) |
The district tells you nothing on its own: Kuta Utara (Canggu) has tourism, settlement and farmland zones side by side. The plot’s zone is on the plan map and the detailed plan (RDTR).
What can be built in each
| Zone | Building coverage (KDB) | Source |
|---|---|---|
| Tourism zone | 50% | Badung Perda 4/2025 art. 96(d) |
| Urban settlement | 75% | Badung Perda 4/2025 art. 97(2) |
| Rural settlement | 70% | Badung Perda 4/2025 art. 97(3) |
| Horticulture | 30% | Badung Perda 4/2025 art. 92(3)(d) |
| Food crops (rice fields) | 10% | Badung Perda 4/2025 art. 92(2)(e) |
The gap between the tourism zone and a rice field is the gap that matters most in Kuta Utara and Mengwi, where both sit side by side. On food-crop land the floor-area ratio is 0.1 (Badung Perda 4/2025 art. 92(2)(e)) against 2.0 in the tourism zone (Badung Perda 4/2025 art. 96(d)(2)): on a 1,000 m² plot, 100 m² of floor space against 2,000 — our arithmetic. A price per are that does not distinguish the two is pricing a different plot.
On food-crop land, accommodation is allowed only conditionally, in limited form, integrated with its surroundings (Badung Perda 4/2025 art. 92(2)(b)). On land under the protected-farmland overlay, accommodation is not among the permitted or conditional uses (Badung Perda 4/2025 art. 101(4)). Coverage in the tourism zone can be set higher or lower, on a technical study, a spatial-planning forum recommendation or the detailed plan (RDTR) (Badung Perda 4/2025 art. 96(e)). The beach setback is at least 100 meters from the highest tide line (Badung Perda 4/2025 art. 101(15)(a)), where accommodation support facilities are allowed accommodation support facilities of limited intensity, conditionally (Badung Perda 4/2025 art. 86(e)(2)(a)). Bali zoning, explained.
The tourism zone, in detail
Most villas built to let sit in the tourism zone, so its rules are the ones to read closely. Allowed there outright: tourism attractions and objects, accommodation and its support, tourism and recreation facilities, MICE facilities, and community tourism (Badung Perda 4/2025 art. 96(a)). Allowed only conditionally: housing of limited intensity, conditionally (Badung Perda 4/2025 art. 96(b)(4)). Not allowed: intensive housing, large or polluting livestock and industry, and anything that lowers the zone's quality (Badung Perda 4/2025 art. 96(c)).
The intensity limits work together. Coverage is capped at 50% (Badung Perda 4/2025 art. 96(d)), floor area at 2.0 times the plot (Badung Perda 4/2025 art. 96(d)(2)), and at least 15% of the plot must stay green (Badung Perda 4/2025 art. 96(d)(3)). On a 1,000 m² plot that is a footprint of up to 500 m² and up to 2,000 m² of floor space, with 150 m² kept green — our arithmetic on the three ratios; the detailed plan can move them.
The distinction between a villa let to guests and a house is the one the plan cares about: accommodation is a tourism use, housing in the same zone is limited. A plot sold as “tourism zone” for a family home, or as “residential” for a guest villa, is worth checking against the KKPR. The KKPR check.
Villas and permits from before 2025
| Your situation when the plan took effect | What the plan says | Article |
|---|---|---|
| Permit consistent with the 2025 plan | remain valid for their term | Badung Perda 4/2025 art. 116 |
| Inconsistent, built, cannot be adjusted | may be canceled, with compensation under the laws and regulations | Badung Perda 4/2025 art. 116 |
| Existing basement deeper than 15 m | keep their permits, without further development | Badung Perda 4/2025 art. 116 |
Badung’s article 116 also says an inconsistent permit with nothing built is adjusted to the new zone. The official PDF is a scan whose item letters in this article are not legible, so we cite the article only.
How long the plan lasts
The plan runs 20 years, reviewed once in each 5-year period (Badung Perda 4/2025 art. 115(1)). It replaced Badung Perda 26/2013 (RTRW 2013-2033) and Badung Perda 3/1992 on the green-belt building ban (Badung Perda 4/2025 art. 117) and was promulgated on 21 April 2025 (Badung Perda 4/2025, promulgation block). It sits under the province plan: the 15-meter limit and the temple buffers there apply in Badung too. The province plan. Canggu.
This is commentary on the official text, not legal advice. The plan maps and Badung's detailed plans (RDTR) are separate documents not reproduced here.
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Questions on this page
What is Perda Badung 4/2025?
Badung Regency Regional Regulation 4/2025 on the regency spatial plan (RTRW) 2025-2045, promulgated 21 April 2025. It covers Petang, Abiansemal, Mengwi, Kuta Utara, Kuta and Kuta Selatan (art. 4(5)) and replaced Perda 26/2013 (art. 117).
Is Canggu in Badung's tourism zone?
Badung's tourism zone is about 5,170 hectares in Mengwi, Kuta Utara, Kuta and Kuta Selatan (art. 45(1)); Canggu is in Kuta Utara. Whether a given plot is in the tourism zone, a settlement zone or farmland is on the plan map and the detailed plan, not in the district name.
Can I build a villa on rice-field land in Badung?
On food-crop land, accommodation is allowed only conditionally, in limited form, with building coverage of 10% (art. 92(2)(b), (e)). On land inside the protected KP2B overlay, accommodation is not among the permitted or conditional uses (art. 101(4)).
My Badung villa was built under the 2013 plan. Is it safe?
If its permit fits the 2025 plan, it stays valid for its term. If not, it is adjusted under the law, and where that is impossible the permit may be canceled with compensation (art. 116).
Sources cited on this page
Every rule above was read in the Indonesian original on 20 September 2026, not from an English summary. How we check this.