balipropertyguidePerda Buleleng 4/2024 in English: the spatial plan for Lovina and north Bali
The north coast and the lakes run on different numbers from the south: more green, lower roofs around Pancasari, and a coast line drawn by study.
Perda Buleleng 4/2024, the articles a buyer meets
Buleleng is the north coast — Lovina, Pemuteran, the Tejakula coast — and the lake country around Pancasari. It is the largest regency in Bali, and its 2024 plan sets tourism-zone limits that differ from the south’s in two ways that matter: more green space, and a stricter regime around the lakes.
| Article | What it decides | Used on |
|---|---|---|
| Buleleng Perda 4/2024 art. 5(5) | Buleleng's districts: Gerokgak, Seririt, Busungbiu, Banjar, Sukasada, Buleleng, Sawan, Kubutambahan and Tejakula. | — |
| Buleleng Perda 4/2024 art. 46 | Tourism zone: about 4,344 hectares in eight districts (all but Sawan). | — |
| Buleleng Perda 4/2024 art. 84(d)(1) | In the tourism zone: coverage at most 50%, floor-area ratio at most 2.0, green area at least 50%, and height at most 15 meters. | — |
| Buleleng Perda 4/2024 art. 84(d)(2) | Around Pancasari: coverage at most 40%, floor-area ratio at most 1.2, green area at least 60%, and height at most 8 meters. | — |
| Buleleng Perda 4/2024 art. 41(3) | Protected farmland (KP2B): about 6,463 hectares. | — |
| Buleleng Perda 4/2024 art. 88(10)(d)(5) | Beach setback: a minimum distance from the highest tide line set by a technical study from certified experts or the relevant office. | — |
| Buleleng Perda 4/2024 art. 105(1) | The plan runs 20 years, reviewable once in each 5-year period. | — |
| Buleleng Perda 4/2024 art. 108 | Replaced: Buleleng Perda 9/2013 (RTRW 2013-2033). | — |
Where things are allowed
Buleleng covers about 132,268 hectares (Buleleng Perda 4/2024 art. 5(3)) in nine districts: Gerokgak, Seririt, Busungbiu, Banjar, Sukasada, Buleleng, Sawan, Kubutambahan and Tejakula (Buleleng Perda 4/2024 art. 5(5)).
| Zone | Area and districts | Source |
|---|---|---|
| Tourism | about 4,344 hectares in eight districts (all but Sawan) | Buleleng Perda 4/2024 art. 46 |
| Urban settlement | 12,478 hectares, in every district | Buleleng Perda 4/2024 art. 47(2) |
| Food crops | about 6,912 hectares in eight districts (all but Tejakula) | Buleleng Perda 4/2024 art. 41(2) |
| Of which protected (KP2B) | about 6,463 hectares | Buleleng Perda 4/2024 art. 41(3) |
| Horticulture | about 4,306 hectares | Buleleng Perda 4/2024 art. 41(4) |
| Plantation crops | about 49,852 hectares, in every district | Buleleng Perda 4/2024 art. 41(5) |
Sources in the last column. Plantation is by far the largest farm use in Buleleng — our reading of the figures.
Rice fields in the north
Of the food-crop land, about 6,463 hectares is protected (Buleleng Perda 4/2024 art. 41(3)) — more than nine-tenths of it, our arithmetic. Of the regency plans read on this site, only Bangli, where all of it is protected (Bangli Perda 1/2023 art. 39(3)-(4)), and Gianyar (7,135.27 hectares of about 7, Gianyar Perda 2/2023 art. 35(6)) protect a larger share; in Badung it is about 6 of about 8,445 hectares (Badung Perda 4/2025 art. 41(3)). A sawah plot in Seririt or Banjar offered as a villa site is, on those figures, more likely than not to be protected farmland. Check the KKPR before the price.
The tourism zone, and Pancasari
Allowed outright: tourism operations and development, MICE facilities, nature, agro and village tourism, and farming (Buleleng Perda 4/2024 art. 84(a)). Allowed conditionally: housing that does not disturb the tourism function, conditionally (Buleleng Perda 4/2024 art. 84(b)(3)). Mangrove inside a tourism zone is kept as mangrove without changing its use (Buleleng Perda 4/2024 art. 84(a)(7)). Also conditional: tourism-support industry, and arranging the zone with regard to carrying capacity, disaster mitigation and slopes, on technical requirements (Buleleng Perda 4/2024 art. 84(b)(1)-(2)).
Lovina, Pemuteran and the waterfalls inland are tourist attractions (DTW) whose locations are set by regent's decision and/or the regional tourism master-plan by-law (Buleleng Perda 4/2024 art. 84(e)(2)(c)); around them the plan allows buildings and landscape supporting the attraction's theme, and settlement (Buleleng Perda 4/2024 art. 84(e)(2)(d)). A plot next to an attraction is not automatically in the tourism zone — our reading of the two provisions side by side.
| Limit | Tourism zone | Pancasari and surroundings | Badung tourism zone |
|---|---|---|---|
| Coverage (KDB), at most | 50% | 40% | 50% |
| Floor-area ratio (KLB), at most | 2.0 | 1.2 | 2.0 |
| Green area (KDH), at least | 50% | 60% | 15% |
| Height, at most | 15 m | 8 m | 15 meters |
Buleleng columns: Buleleng Perda 4/2024 art. 84(d)(1) and Buleleng Perda 4/2024 art. 84(d)(2). Badung: Badung Perda 4/2025 art. 96(d), Badung Perda 4/2025 art. 96(d)(2), Badung Perda 4/2025 art. 96(d)(3); height Bali Perda 2/2023 art. 100(2).
The green-area minimum is the line to price. Badung asks for 15% green; Buleleng asks for 50% (Buleleng Perda 4/2024 art. 84(d)(1)). On a 1,000 m² tourism-zone plot that is 500 m² that must stay green, against 150 — our arithmetic. Inside a temple-sanctity radius the zone gives way to the intensity rules of the temple-sanctity zone (Buleleng Perda 4/2024 art. 84(d)(4)), and tourism zones crossed by an active fault must prepare disaster mitigation (Buleleng Perda 4/2024 art. 84(e)(1)).
The coast
The setback is a minimum distance from the highest tide line set by a technical study from certified experts or the relevant office (Buleleng Perda 4/2024 art. 88(10)(d)(5)). The article states no figure; the plot’s line comes from the study, which makes it a document to ask for rather than a number to assume. Checking a plot’s zoning.
Villas and permits from before 2024
| Your situation when the plan took effect | What the plan says | Article |
|---|---|---|
| Permit consistent with the new plan | remain valid for their term | Buleleng Perda 4/2024 art. 107(2)(a) |
| Inconsistent, under construction, permit term ended | adjusted to the zone's function under the new plan | Buleleng Perda 4/2024 art. 107(2)(b)(2) |
| Permit expired, to be renewed | handled through a new KKPR | Buleleng Perda 4/2024 art. 107(2)(d) |
The Buleleng article has no cancellation-and-compensation limb (Buleleng Perda 4/2024 art. 107(2)) — on our reading, unlike the province plan (Bali Perda 2/2023 art. 142(b)(3)-(4)), it does not itself provide for canceling a built, unadjustable permit with compensation. The plan runs 20 years, reviewable once in each 5-year period (Buleleng Perda 4/2024 art. 105(1)) and replaced Buleleng Perda 9/2013 (RTRW 2013-2033) (Buleleng Perda 4/2024 art. 108). The province plan. Neighboring Bangli.
This is commentary on the official text, not legal advice. Read from the Buleleng Regency legal database; the plan maps are attachments not reproduced here.
Looking at north Bali?
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 Buleleng 4/2024?
Buleleng Regency Regional Regulation 4/2024 on the regency spatial plan (RTRW) 2024-2044. It covers nine districts from Gerokgak in the west to Tejakula in the east (art. 5(5)) and replaced Perda 9/2013 (art. 108).
Can I build a villa near Lovina?
Buleleng's tourism zone is about 4,344 hectares across eight districts (art. 46). In it, coverage is at most 50%, floor-area ratio 2.0, green area at least 50% and height 15 meters (art. 84(d)(1)). Whether a plot is in the zone is on the plan map.
What are the building limits around Pancasari?
Stricter than the rest of the tourism zone: coverage at most 40%, floor-area ratio 1.2, green area at least 60% and height at most 8 meters (art. 84(d)(2)).
How far from the beach in Buleleng?
The article sets the setback as a minimum distance from the highest tide line determined by a technical study from certified experts or the relevant office (art. 88(10)(d)(5)); unlike the Badung, Gianyar and Klungkung plans, it does not state a number of meters.
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.