balipropertyguidePerda Bali 2/2023 in English: the provincial spatial plan, 2023-2043
The by-law every Bali zoning rule sits under — and the article that decides what happens to a villa the new plan no longer allows.
Perda Bali 2/2023, the articles a buyer meets
Every zoning rule in Bali sits under one provincial by-law. The regencies’ plans and the detailed plans must follow it, so it is where the island-wide numbers live: the 15-meter height limit, the temple buffers, the beach setback rule, and what happens to a permit that the 2023 plan no longer allows.
| Article | What it decides | Used on |
|---|---|---|
| Bali Perda 2/2023 art. 4(1) | The plan covers about 1,474,097 hectares, land including small islands and coastal waters. | — |
| Bali Perda 2/2023 art. 44(1) | Tourism zone: about 38,358 hectares. | zoning |
| Bali Perda 2/2023 art. 1(46) | A temple-sanctity area is the area around a temple whose sanctity is protected within a radius set by the temple's status in the 1994 PHDI Bhisama. | — |
| Bali Perda 2/2023 art. 85(b)(8)(h) | Buffer distances: at least 5,000 m for sad kahyangan temples, at least 2,000 m for dang kahyangan, 50-2,000 m for other kahyangan jagat, and 5-50 m from the outer wall of kahyangan tiga and other village temples. | — |
| Bali Perda 2/2023 art. 85(c)(4) | In the beach setback, banned: buildings or activities that threaten, disturb or do not fit the function of the setback. | — |
| Bali Perda 2/2023 art. 100(2) | Height limit: 15 meters above the ground. | height limit |
| Bali Perda 2/2023 art. 136(1) | The plan runs 20 years, reviewable once every 5 years. | — |
| Bali Perda 2/2023 art. 142(b)(3)-(4) | A built permit that cannot fit the plan may be canceled, with proper compensation having regard to local market price, NJOP, or the region's means. | — |
| Bali Perda 2/2023 art. 144 | Replaced: Bali Perda 16/2009 (RTRW 2009-2029), Perda 8/2015 on zoning directions, and Perda 3/2020 amending 16/2009. | — |
What the plan covers
The province plan covers about 1,474,097 hectares, land including small islands and coastal waters (Bali Perda 2/2023 art. 4(1)), across 8 regencies and 1 city (Bali Perda 2/2023 art. 4(3)). Its tourism zone is about 38,358 hectares (Bali Perda 2/2023 art. 44(1)), on the coasts of every regency and Denpasar, plus Pekutatan, Bedugul, Ubud, parts of Nusa Penida with Lembongan and Ceningan, Kintamani and Pancasari (Bali Perda 2/2023 art. 44(1)(a)-(i)). Inside it, accommodation and tourism facilities are capped at 50% of the plot (Bali Perda 2/2023 art. 95(g)).
Temples and the buffer around them
A temple-sanctity area is the area around a temple whose sanctity is protected within a radius set by the temple's status in the 1994 PHDI Bhisama (Bali Perda 2/2023 art. 1(46)). The plan splits it into a core zone, the temple and a certain distance around it, and a buffer zone around the core (Bali Perda 2/2023 art. 85(b)(2)), and sets the buffer by temple rank:
| Temple | Buffer, from the temple | Source |
|---|---|---|
| Sad kahyangan (the six great temples) | At least 5,000 m | Bali Perda 2/2023 art. 85(b)(8)(h) |
| Dang kahyangan | At least 2,000 m | Bali Perda 2/2023 art. 85(b)(8)(h) |
| Other kahyangan jagat | 50 m to 2,000 m | Bali Perda 2/2023 art. 85(b)(8)(h) |
| Kahyangan tiga and other village temples | 5 m to 50 m from the outer wall | Bali Perda 2/2023 art. 85(b)(8)(h) |
The buffer is not a ban. It is overlaid on the zone underneath, and allowed there conditionally are conditionally: cultural and nature tourism, transport, housing, small local crafts, and small-scale community accommodation that does not disturb sanctity (Bali Perda 2/2023 art. 85(b)(4)(b)). In already built-up areas the zones may be adjusted to local conditions after agreement with the local desa adat (Bali Perda 2/2023 art. 85(b)(8)(i)). The practical step is the same either way: ask what temple sits near the plot, and check the regency plan and RDTR for the line. Checking a plot’s zoning.
The beach setback
The setback line is set under the laws and regulations, on a regency technical study (Bali Perda 2/2023 art. 85(c)(1), (10)). Inside it, the plan bans buildings or activities that threaten, disturb or do not fit the function of the setback (Bali Perda 2/2023 art. 85(c)(4)), and the setback is secured as public space (Bali Perda 2/2023 art. 85(c)(6)). Badung and Gianyar each set their own line; both are at least 100 meters from the highest tide line (Badung Perda 4/2025 art. 101(15)(a); Gianyar Perda 2/2023, elucidation to art. 71(9)).
A permit or a villa the 2023 plan no longer allows
| Your situation when the plan took effect | What the plan says | Article |
|---|---|---|
| Permit issued, consistent with the plan | remain valid for their term | Bali Perda 2/2023 art. 142(a) |
| Permit issued, inconsistent, nothing built | adjusted to the zone's function under the new plan | Bali Perda 2/2023 art. 142(b)(1) |
| Permit issued, inconsistent, built | used until the permit expires, then adjusted to the zone's function | Bali Perda 2/2023 art. 142(b)(2) |
| Built, inconsistent, cannot be adjusted | may be canceled, with proper compensation having regard to local market price, NJOP, or the region's means | Bali Perda 2/2023 art. 142(b)(3)-(4) |
| Use without a permit, conflicting with the plan | brought into order and adjusted to the by-law | Bali Perda 2/2023 art. 142(c)(1) |
For a buyer, the row that matters is the third: a villa built on an older permit can keep operating only until that permit expires. Ask for the permit and its expiry date, not only the building approval. Our reading of how the rows apply to a resale.
How long the plan lasts
The plan runs 20 years, reviewable once every 5 years (Bali Perda 2/2023 art. 136(1)); a review can come sooner after a designated natural disaster, a change of national or regional borders, or a strategic national policy change (Bali Perda 2/2023 art. 136(3)). It replaced Bali Perda 16/2009 (RTRW 2009-2029), Perda 8/2015 on zoning directions, and Perda 3/2020 amending 16/2009 (Bali Perda 2/2023 art. 144) and was promulgated on 9 March 2023 (Bali Perda 2/2023, promulgation block). Material that cites “Perda 16/2009” is quoting the old plan. Badung’s plan. Gianyar’s plan.
This is commentary on the official text, not legal advice. The maps (album peta) are attachments to the by-law and are not reproduced here.
Checking a plot's zoning?
Five questions. Your details are the last step, never the first.
Your questions are ready to send
Here is what happens after you submit:
- Your answers go to businesses that advertise for Bali purchases.
- No more than three of them may contact you, using the details you gave.
- You decide who, if anyone, you reply to. You are committed to nothing.
We are not an agency, a notary or a law firm, and we do not rank or recommend anyone. Sending this creates no professional relationship.
Questions on this page
What is Perda Bali 2/2023?
Bali Province Regional Regulation 2/2023 on the provincial spatial plan (RTRW) 2023-2043. It covers about 1,474,097 hectares of land and coastal waters (art. 4(1)), sets the province-wide zoning directions the regencies' plans must follow, and replaced Perda 16/2009 and its amendments (art. 144).
How far from a temple can I build in Bali?
The plan's virtual buffer runs at least 5,000 m from sad kahyangan temples, at least 2,000 m from dang kahyangan, 50-2,000 m from other kahyangan jagat, and 5-50 m from the outer wall of village temples (art. 85(b)(8)(h)). The buffer is overlaid on other uses: housing and small-scale community accommodation are allowed there conditionally (art. 85(b)(4)(b)). The exact line for a plot is in the regency plan and RDTR.
What happens to my villa permit if it no longer fits the 2023 plan?
If nothing was built, the permit is adjusted to the new zone; if built, it runs until it expires and is then adjusted; if built and impossible to adjust, it may be canceled with proper compensation (art. 142(b)).
How often can the Bali spatial plan change?
It runs 20 years and can be reviewed once every 5 years (art. 136(1)), more often after a designated natural disaster, a border change or a strategic national policy change (art. 136(2)-(3)).
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.