🚫 No, you cannot legally build on Green Zone land in Bali.
🌿 What is a Green Zone?
A Green Zone (Zona Hijau) in Bali refers to land designated for:
- Agricultural use (sawah, plantations, grazing)
- Protected or conservation areas (river buffers, temple zones, forests)
- Flood or environmental protection areas
These zones exist to preserve Bali’s environment, food supply, and cultural balance.
⚖️ What the Law Says
Under Indonesian spatial and land-use regulations:
- Law No. 26 of 2007 on Spatial Planning (Penataan Ruang)
- RTRW & RDTR regulations for each regency (e.g., Badung, Gianyar, etc.)
➡️ Construction of permanent buildings (villas, hotels, residences) is strictly prohibited on Green Zone land.
Only agricultural structures (like barns, wells, irrigation sheds) are allowed.
Violations can lead to:
- 🧱 Demolition of illegal buildings by authorities
- 💸 Fines or legal prosecution
- 🚫 No building permit (PBG) or utility connections (PLN, PDAM)
- 🏦 No resale value — can’t get official documents or property certificates for resale/rental
⚠️ Common Misunderstandings
| Claim You Might Hear | Reality |
|---|---|
| “It’s Green Zone now but can be converted later.” | ❌ Not true — conversions are extremely rare and take years, if ever. |
| “Locals build there, so it’s okay.” | ❌ Locals may build illegally, but that doesn’t make it legal — many such villas are later fined or demolished. |
| “You can build ‘temporary structures.’” | ⚠️ Maybe small non-permanent huts for farming use, but not villas or rentals. |
| “You can bribe to get a permit.” | 🚫 Illegal and risky; authorities have tightened controls since 2022. |
🟩 What You Can Build in Green Zones
If you own or lease land in a green zone, permitted uses include:
- Farming or agricultural activities
- Livestock or aquaculture
- Eco-farming (if approved as agricultural tourism) — still needs special permits and approval from Dinas Pertanian and Dinas Pariwisata
- Simple temporary structures (not for living or renting)
Even for eco-tourism, the land must remain functionally agricultural.
✅ What to Do Instead
If you want to build a villa:
- Choose land in a Yellow or Pink Zone:
- Yellow zone (Perumahan) = Residential (ideal for private villas)
- Pink or Orange zone (Pariwisata / Perdagangan & Jasa) = Tourism or mixed-use (ideal for rental villas)
- Request a SKTR / Keterangan Zonasi before signing any deal.
- Use the RDTR map or consult a local notary to verify.
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