Here’s a breakdown of land zoning types in Bali under Indonesian spatial planning laws (Rencana Tata Ruang Wilayah/RTRW), including permitted and prohibited activities:
1. 1. Agricultural Zones
- Color: Green (often light or dark green).
- Purpose: Preserve farmland and food security.
- Subtypes:
- Protected Agricultural Land: Rice fields, plantations, forests.
- Non-Protected Agricultural Land: Mixed farming.
✅ What You CAN Do:
- Cultivate crops (rice, coffee, fruits).
- Build small farming infrastructure (barns, irrigation).
- Eco-friendly agro-tourism (e.g., organic farms).
❌ What You CANNOT Do:
- Build residential/commercial properties.
- Industrial activities (factories, mining).
- Convert land to non-agricultural use without permits.
2. Residential Zones
- Color: Yellow
- Purpose: Housing and community facilities.
✅ What You CAN Do:
- Build homes, apartments, or villas (for personal use).
- Construct small-scale public facilities (schools, clinics).
- Home-based businesses (e.g., small warungs).
❌ What You CANNOT Do:
- Large commercial complexes (malls, hotels).
- Heavy industries or warehouses.
- High-rise buildings exceeding local height limits.
3. Commercial Zones
- Color: Red
- Purpose: Business and trade activities.
- Subtypes:
- Local Trade: Markets, shops.
- Regional Trade: Offices, malls.
✅ What You CAN Do:
- Open restaurants, retail stores, or offices.
- Build hotels (in designated tourism zones).
- Construct mixed-use developments.
❌ What You CANNOT Do:
- Heavy manufacturing or polluting industries.
- Residential projects without permits.
- Activities violating noise/air quality standards.
4. Cultural & Sacred Zones
- Color: Gold or Brown
- Purpose: Protect temples (pura), heritage sites, and Balinese customs.
✅ What You CAN Do:
- Maintain temples and cultural landmarks.
- Host traditional ceremonies (e.g., odalan).
- Build small-scale cultural facilities (museum, art studio).
❌ What You CANNOT Do:
- Construct tall buildings near temples.
- Commercialize sacred areas (e.g., building hotels next to temples).
- Damage heritage sites or sacred trees (pelinggih).
5. Tourism Zones
- Color: Pink
- Purpose: Develop Bali’s hospitality industry sustainably.
- Examples: Seminyak, Canggu, Ubud.
✅ What You CAN Do:
- Build hotels, villas, or resorts (with permits).
- Develop tourism facilities (spas, restaurants).
- Organize cultural tours or events.
❌ What You CANNOT Do:
- Exceed building density/height limits (varies by area).
- Violate beach setback rules (minimum 100m from shoreline in some areas).
- Disrupt local communities with noisy/late-night activities.
Key Legal Notes
- Check Land Certificates:
- Hak Milik (freehold) acquired by establishing an Indonesian Company.
- Hak Guna Bangunan (HGB) for foreigners via leasehold.
- Permits Required:
- IMB (building permit) for construction.
- AMDAL (environmental impact assessment) for large projects.
- Penalties: Violating zoning laws can lead to fines, demolition, or revoked permits.
Summary Table
| Zone | Permitted Activities | Prohibited Activities |
|---|---|---|
| Agricultural | Farming, agrotourism | Factories, residential projects |
| Residential | Homes, small shops | Hotels, heavy industry |
| Cultural/Sacred | Temples, ceremonies | Commercialization, tall buildings |
| Tourism | Hotels, restaurants | Over development, noise pollution |
| Coastal | Fishing, eco-tourism | Permanent buildings, sand mining |
What to Do Before Buying Land
- Verify zoning status at the local DPMPTSP office.
- Hire a licensed notary (PPAT) to check land legality.
- Consult Balinese customary (adat) leaders for sacred zones.
Bali strictly enforces zoning laws to balance development and cultural/environmental preservation. Always consult experts before investing! 🌴
