Taking care of villa building permits in Bali involves several legal and bureaucratic steps — and it’s important to do everything properly, because building without the correct permits can lead to fines, demolition orders, or problems when selling or renting the property later.
Here’s a clear step-by-step guide to help you through the process:
1. Confirm Land Zoning and Land Use
Before any permit process begins:
- Check the zoning (zoning map: “RTRW” or “RDTR”) of your land to make sure it’s in a residential/tourism zone that allows villa construction.
- You can verify this at the Dinas PUPR (Public Works Office) or through the Badan Pertanahan Nasional (BPN) office.
- If the land is in a green zone, you cannot legally build a villa there.
✅ Documents needed:
- Land certificate (Sertifikat Hak Milik / Hak Guna Bangunan)
- Latest IMB/SLF if any
- Copy of owner’s ID (KTP or passport)
🧾 2. Obtain or Verify Land Rights
Foreigners cannot directly own freehold land (Hak Milik), but they can:
- Lease land under a Hak Sewa (leasehold) agreement, or
- Establish a PT PMA (foreign-owned company) to obtain Hak Guna Bangunan (Right to Build).
If you’re foreign and plan to rent or build villas, forming a PT PMA is the legal route.
🏛️ 3. Get Building Permit — Now Called PBG (Persetujuan Bangunan Gedung)
The old IMB (Izin Mendirikan Bangunan) has been replaced by the PBG under the new OSS (Online Single Submission) system.
Steps:
- Hire a licensed architect/engineer registered in the OSS system.
- Prepare detailed architectural, structural, and MEP drawings.
- Submit through the OSS system (https://oss.go.id) with all documents.
- Wait for technical review and inspection by local authorities.
✅ Documents required for PBG:
- Proof of land ownership or lease
- Zoning confirmation letter
- Technical building plans
- Environmental document (SPPL or AMDAL, depending on villa size)
- Identity documents of owner/company
- NIB (Business Identification Number from OSS)
🌿 4. Environmental Permit (SPPL or UKL-UPL / AMDAL)
Depending on villa size:
- SPPL for small villas (less than 200 m² or low impact)
- UKL-UPL or AMDAL for larger developments
You can obtain these from the Dinas Lingkungan Hidup (DLH).
💧 5. Utility and Other Supporting Permits
- Water access (PDAM or well permit)
- Electricity connection (PLN)
- Septic or waste management approval
- Fire safety inspection
🏠 6. Post-Construction: SLF (Sertifikat Laik Fungsi)
After construction, apply for the SLF — a certificate proving the building is safe and compliant.
You’ll need:
- Completed building inspection
- As-built drawings
- Photos and reports from your architect/engineer
💼 7. Optional: Tourism / Rental License (if renting villas)
If you plan to operate your villa commercially (Airbnb, etc.), you need a TDUP (Tourism Business License) through OSS.
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