balipropertyguidePerda Klungkung 1/2024 in English: the spatial plan for Nusa Penida
Nusa Penida, Lembongan and Ceningan sit in Klungkung. The 2024 plan says where villas may go, how big, and how far from the sea.
Perda Klungkung 1/2024, the articles a buyer meets
Most foreigners meet Klungkung as Nusa Penida, Nusa Lembongan and Nusa Ceningan — the islands across the strait, where villa building has run ahead of roads and water. The regency’s 2024 plan is the one that decides where it may go on.
| Article | What it decides | Used on |
|---|---|---|
| Klungkung Perda 1/2024 art. 5(5) | Klungkung's districts: Banjarangkan, Dawan, Klungkung and Nusa Penida. | — |
| Klungkung Perda 1/2024 art. 43(1) | Tourism zone: about 4,751 hectares, in every district. | — |
| Klungkung Perda 1/2024 art. 86(d)(1) | Building coverage in the tourism zone: 50%. | — |
| Klungkung Perda 1/2024 art. 86(e)(3) | Parking for accommodation: at least 20% of the floor area. | — |
| Klungkung Perda 1/2024 art. 90(12)(a) | Beach setback: at least 100 meters from the highest tide line, on a technical study. | — |
| Klungkung Perda 1/2024 art. 89(a)(1) | Height: at most 15 meters above the ground. | height limit |
| Klungkung Perda 1/2024 art. 34 | Protection forest: about 830 hectares, all in Nusa Penida district (Nusa Lembongan, Suana, Sakti). | — |
| Klungkung Perda 1/2024 art. 105(1) | The plan runs 20 years, reviewed once in each 5-year period. | — |
| Klungkung Perda 1/2024 art. 108 | Replaced: Klungkung Perda 1/2013 (RTRW 2013-2033) and the 1998 green-belt by-law. | — |
Where things are allowed
Klungkung covers about 31,396 hectares (Klungkung Perda 1/2024 art. 5(3)) in four districts: Banjarangkan, Dawan, Klungkung and Nusa Penida (Klungkung Perda 1/2024 art. 5(5)).
| Zone | Area and districts | Source |
|---|---|---|
| Tourism | about 4,751 hectares, in every district | Klungkung Perda 1/2024 art. 43(1) |
| Urban settlement | about 1,657 hectares, in every district | Klungkung Perda 1/2024 art. 44(2) |
| Food crops | about 4,669 hectares in Banjarangkan, Dawan and Klungkung | Klungkung Perda 1/2024 art. 40(2) |
| Of which protected farmland (KP2B) | about 2,435 hectares, in the same three mainland districts | Klungkung Perda 1/2024 art. 40(3) |
| Horticulture | about 3,172 hectares in Dawan and Nusa Penida | Klungkung Perda 1/2024 art. 40(4) |
| Plantation crops | about 13,774 hectares, in every district | Klungkung Perda 1/2024 art. 40(5) |
| Protection forest | about 830 hectares, all in Nusa Penida district (Nusa Lembongan, Suana, Sakti) | Klungkung Perda 1/2024 art. 34 |
| Mangrove | about 11 hectares, in Nusa Penida district | Klungkung Perda 1/2024 art. 36 |
Sources in the last column. On the plan’s own lists, the protected farmland is all on the mainland; Nusa Penida carries the forest, the mangrove and part of the horticulture — our reading of the district lists.
The tourism zone
Allowed outright: tourism attractions, accommodation, tourism and MICE facilities, nature and agro tourism, travel services, and community tourism (Klungkung Perda 1/2024 art. 86(a)). Allowed conditionally: housing and offices of limited intensity, nightlife in restricted locations, and accommodation with spiritual-tourism facilities near sacred sites (Klungkung Perda 1/2024 art. 86(b)). Not allowed: intensive housing, large livestock, large industry, and anything that disturbs the zone (Klungkung Perda 1/2024 art. 86(c)).
| Limit | Tourism zone | Source |
|---|---|---|
| Building coverage (KDB), at most | 50% | Klungkung Perda 1/2024 art. 86(d)(1) |
| Floor-area ratio (KLB), at most | 2.0 | Klungkung Perda 1/2024 art. 86(d)(2) |
| Green area (KDH), at least | 15% | Klungkung Perda 1/2024 art. 86(d)(3) |
| Parking per accommodation building | at least 20% of the floor area | Klungkung Perda 1/2024 art. 86(e)(3) |
Every accommodation building must carry traditional Balinese architectural character on every accommodation building and tourism support facility (Klungkung Perda 1/2024 art. 86(e)(2)). The limits match Badung’s tourism zone (Badung Perda 4/2025 art. 96(d); Badung Perda 4/2025 art. 96(d)(2)); the parking rule is Klungkung’s own. Badung’s plan.
Against the other regency plans
| Regency plan | Tourism zone | Source |
|---|---|---|
| Badung (Canggu to Uluwatu) | about 5,170 hectares in Mengwi, Kuta Utara, Kuta and Kuta Selatan | Badung Perda 4/2025 art. 45(1) |
| Klungkung (incl. Nusa Penida) | about 4,751 hectares, in every district | Klungkung Perda 1/2024 art. 43(1) |
| Gianyar (Ubud) | about 2,287 hectares in Blahbatuh, Gianyar, Payangan, Sukawati, Tegallalang and Ubud | Gianyar Perda 2/2023 art. 36 |
| Bangli (Kintamani) | about 690 hectares, in Bangli and Kintamani districts | Bangli Perda 1/2023 art. 41 |
Sources in the last column. Klungkung’s tourism zone is close to Badung’s in area on a regency less than four-fifths its size (Klungkung Perda 1/2024 art. 5(3); Badung Perda 4/2025 art. 4(3)) — our arithmetic. The zone being large is not the same as a plot being in it.
Around the attractions
Nusa Penida’s draw is its viewpoints and beaches, and the plan treats them as tourist attractions (DTW) whose locations are set by regent's decision and/or the regional tourism master-plan by-law (Klungkung Perda 1/2024 art. 86(e)(1)(c)). Around them, the plan allows community-run or other quality tourist accommodation within settlement zones, conditionally (Klungkung Perda 1/2024 art. 86(e)(1)(e)(2)) — so a guesthouse in a village near an attraction is a use the plan contemplates, on conditions, even outside the tourism zone. Our reading.
Coast and height
The coastal setback is at least 100 meters from the highest tide line, on a technical study (Klungkung Perda 1/2024 art. 90(12)(a)), and it overlays food crops, horticulture, plantations, salt pans, tourism, and urban and rural settlement zones (Klungkung Perda 1/2024 art. 90(12)) — a tourism-zone plot on the cliff edge is still inside it. Buildings are at most 15 meters above the ground (Klungkung Perda 1/2024 art. 89(a)(1)), as the province requires (Bali Perda 2/2023 art. 100(2)).
Strategic projects
New activities can be added to a zone for a strategic policy only if set by law, strategic, urgent, impossible to relocate, within carrying capacity, and engineered to keep the surrounding zone's main function (Klungkung Perda 1/2024 art. 106(1)).
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 | Klungkung Perda 1/2024 art. 107(2)(a) |
| Inconsistent, built, cannot be adjusted | may be canceled, with proper compensation having regard to local market price, NJOP, or the regency's finances | Klungkung Perda 1/2024 art. 107(2)(b)(3)-(4) |
| Permit expired, to be renewed | handled through a new KKPR | Klungkung Perda 1/2024 art. 107(2)(d) |
The plan runs 20 years, reviewed once in each 5-year period (Klungkung Perda 1/2024 art. 105(1)). It replaced Klungkung Perda 1/2013 (RTRW 2013-2033) and the 1998 green-belt by-law (Klungkung Perda 1/2024 art. 108) and was promulgated on 12 February 2024 (Klungkung Perda 1/2024, promulgation block). The province plan. Checking a plot’s zoning.
This is commentary on the official text, not legal advice. The plan maps are attachments not reproduced here.
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Questions on this page
What is Perda Klungkung 1/2024?
Klungkung Regency Regional Regulation 1/2024 on the regency spatial plan (RTRW) 2024-2044, promulgated 12 February 2024. Klungkung includes Nusa Penida district (art. 5(5)), and the plan replaced Perda 1/2013 (art. 108).
Can I build a villa on Nusa Penida?
Klungkung's tourism zone is about 4,751 hectares across every district, Nusa Penida included (art. 43(1)), where accommodation is allowed with building coverage up to 50%, floor-area ratio 2.0 and at least 15% green (art. 86). Whether a given plot is in it is on the plan map; the 830 hectares of protection forest are all in Nusa Penida district (art. 34).
How far from the sea must a building be on Nusa Penida?
The plan's coastal-setback rule is at least 100 meters from the highest tide line, on a technical study (art. 90(12)(a)). It overlays tourism and settlement zones as well as farmland (art. 90(12)).
What parking does a guesthouse in Klungkung need?
At least 20% of the floor area for each accommodation building in the tourism zone (art. 86(e)(3)), which must also carry traditional Balinese architectural character (art. 86(e)(2)).
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.