🗺️ 1. Understand Bali’s Zoning System (RDTR & RTRW)
Bali’s zoning follows two key regulations:
- RTRW (Rencana Tata Ruang Wilayah): Regional spatial plan — broad zoning by regency.
- RDTR (Rencana Detail Tata Ruang): Detailed zoning map — shows specific land use (residential, tourism, agriculture, etc.) for each plot.
Each regency (e.g., Badung, Gianyar, Denpasar, Tabanan) has its own RDTR.
🏛️ 2. Where to Check Zoning Online (Official Portals)
🔹 A. National RDTR Map
Steps:
- Open the site and zoom in to the area of your land (Bali region).
- Turn on “RDTR Online” layer.
- Click your land area on the map — it will show zoning color and code (e.g. “Perumahan”, “Pariwisata”, “Pertanian”).
- The pop-up shows the permitted land use and building coefficient (KDB, KLB).
⚠️ Note: Some areas in Bali (especially rural regencies) may not yet be fully mapped online, in which case you need to check manually (see below).
🔹 B. Local Regency RDTR Websites
If your area doesn’t appear on the national map, visit the local regency’s planning department website or visit the office in person:
| Regency | Office | Website |
|---|---|---|
| Badung | Dinas PUPR Badung | https://pu.badungkab.go.id |
| Denpasar | Dinas PUPR Denpasar | https://pu.denpasarkota.go.id |
| Gianyar | Dinas PUPR Gianyar | https://pu.gianyarkab.go.id |
| Tabanan | Dinas PUPR Tabanan | https://pupr.tabanankab.go.id |
| Buleleng, Karangasem, Jembrana, Bangli, Klungkung | Respective PUPR offices | can check via https://bappeda.baliprov.go.id for links |
📄 3. Manual (Offline) Check – Recommended for Accuracy
If you already know the exact location or have a land certificate (Sertifikat Tanah), go to:
Dinas Pekerjaan Umum dan Penataan Ruang (PUPR)
or
Dinas Penataan Ruang / Tata Ruang Kabupaten (depending on regency)
Bring:
- Copy of the land certificate (SHM / HGB)
- Coordinates or map sketch (from your notary or surveyor)
- Owner’s ID copy
Request a “Surat Keterangan Tata Ruang (SKTR)” or “Keterangan Zonasi” — an official letter confirming the zoning and allowable land use.
This document is often required for the PBG (building permit) application.
📘 4. Zoning Categories You’ll See in Bali
| Zoning Code | Meaning | Can You Build a Villa? |
|---|---|---|
| Perumahan (Residential) | Housing area | ✅ Yes |
| Pariwisata (Tourism) | Hotel/villa permitted | ✅ Yes |
| Perdagangan & Jasa (Commercial) | Shops, cafes, etc. | ✅ Yes, often mixed-use |
| Pertanian (Agriculture/Green Zone) | Farmland only | ❌ No |
| Kawasan Lindung (Protected Zone) | Rivers, temples, forests | ❌ No |
| Campuran (Mixed-use) | Some flexibility | ⚠️ Depends on regency rules |
🧭 5. Professional Help (Optional but Smart)
If you’re not fluent in Indonesian or want official guidance:
- Hire a licensed notary (PPAT) or land consultant (konsultan tata ruang) to do the zoning check for you.
- They can obtain the official SKTR letter within 1–2 weeks and confirm whether it’s legal to build.
⚠️ Important Notes
- Never buy “green zone” land if your goal is to build a villa — it’s illegal and non-convertible.
- Zoning changes are slow, so don’t trust verbal assurances from sellers or agents — always verify with the official map or SKTR letter.
- For foreign investors, zoning compliance is mandatory for obtaining a PBG or tourism license (TDUP).
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