Protect your investment – make everything right.
1. Building Height Limits (Maximum)
|
Location / Zoning |
Max Height |
Notes |
|---|---|---|
|
General rule across Bali |
15 meters |
Applies almost everywhere unless stated otherwise |
|
Denpasar & urban areas |
2–3 floors max |
Especially near temples or traditional areas |
|
Near coastline |
Often 12 meters or less |
Coastal areas may have stricter limits |
|
Next to Pura (temples) |
Building must not be taller than the temple |
Very strictly enforced in traditional areas |
Important:
Height is measured from the lowest natural ground level to the highest point of the roof (not the floor count). Sloped land must use the lowest point.
2. Maximum Building Coverage (KDB)
KDB = Koefisien Dasar Bangunan = % of land that can be developed
|
Zoning Type |
Typical KDB |
Example (on 1000m² land) |
|---|---|---|
|
Residential (Yellow) |
60% |
You can build on 600m² |
|
Tourism (Pink) |
60–70% |
Often flexible if approved |
|
Commercial (Red) |
Up to 80% |
But setbacks still apply |
|
Agricultural / Green Zones |
0% |
No legal development allowed |
3. Minimum Setbacks (GSB – Garis Sempadan Bangunan)
Defines the required distance between your building and the land boundaries:
|
Border Type |
Minimum Distance |
|---|---|
|
Front (road) |
5 meters |
|
Side & rear |
1.5 – 3 meters |
|
River / water |
10–15 meters |
|
Cliff or coast |
20–100 meters depending on location |
These are typical guidelines, but local authorities may enforce slightly different distances.
4. Minimum Plot Size Requirements
|
Usage Type |
Minimum Land Size |
|---|---|
|
Private home |
100–200 m² (varies by region) |
|
Rental villa / tourism |
300–500 m² (recommended for PBG + license) |
|
Commercial building |
200+ m² usually accepted |
|
Hotel license (PMA) |
1,000 m² and above preferred |
Note: Many banjars (local communities) won’t support villas on plots smaller than 3 are (300 m²).
5. Parking Requirements
-
1 parking space per unit / villa
-
Driveway access must be minimum 3–4 meters wide
-
Larger projects must provide on-site parking area
6. Green Space Requirements
You must keep 30–40% of land as open/green space (not built).
This is part of KLB (Koefisien Lantai Bangunan) and SPPL (environmental compliance).
7. Environmental Documents
Even small projects require:
-
SPPL: For buildings under 500 m²
-
UKL-UPL: For larger or commercial builds
-
AMDAL: For major hotels or tourism projects
8. Drainage & Septic
-
Mandatory to build sealed septic tanks + soak pits
-
Required on-site drainage to avoid flooding neighbors
-
In some zones, you’ll need to present plumbing diagrams for PBG
9. Material & Cultural Restrictions
-
Traditional areas (desa adat) may require:
-
Balinese architecture style
-
Traditional materials (natural stone, alang-alang)
-
No metal roofs or bright modern façades
-
-
Must maintain harmony with cultural and religious sites
10. Special Areas with Stricter Rules
-
Ubud, Sidemen, parts of Canggu: Stricter height + style controls
-
South Bali Coastal Zones (Uluwatu, Cemagi, Berawa): Coastal protection buffers
-
Near temples or pura: Full ban on tall buildings or structures with “dominance”
Other Notes:
-
All buildings must follow PBG (building approval) process via SIMBG
-
SLF (Building Worthiness Certificate) is required after completion to legally rent or use the building
-
Banjar approval is informally required in most areas to avoid local issues