Permits and zoning in Bali

Which documents actually relate to the asset, and which words do not yet confirm anything?

First separate three things: spatial planning for the address, building records and approvals or conditions for the intended activity. They may be related, but one document does not replace another.

The short answer

Request the exact address and coordinates, current building and right records, and a description of the actual and intended use; then submit them for review by the competent authority or an independent professional. A digital map, render, chat message or developer promise may help orientation, but does not close a question with legal, administrative or technical consequences.

Evidence scope

Checked on

2026-10-15

Geography

Bali; the result depends on the address, record and intended use.

Established

• TARUBALI describes the RTRW/RDTR hierarchy and the limitation of digital maps.
• Government Regulation No. 16 of 2021 records building function and classification in PBG, SLF and SBKBG.
• SIMBG is the official service for PBG, SLF and related building data.

Not established

• Zoning, approvals, fitness or permitted operation for a particular asset.
• Validity or completeness of a document supplied by a seller.

1. The address matters more than the area name

‘Canggu’, ‘Bukit’ or ‘near the beach’ may be useful search descriptions, but not for checking restrictions. You need the exact address, coordinates, parcel boundaries and the document version to which the question relates. Without them, you cannot know which spatial documents and authorities are relevant.

TARUBALI shows that Bali planning operates at several levels, from provincial RTRW to the RTRW and RDTR documents of the relevant kabupaten or kota. For a parcel-level question, the portal itself directs users to align it with the RDTR within the relevant regency or city authority.

2. A map starts a check; it is not a certificate

A digital map can show which documents and data layers exist. TARUBALI expressly states that digital information, map visualisations and databases do not replace the legal position of adopted RTRW/RDTR documents and official maps. Where they differ, the official document controls.

Do not ask a seller for a map screenshot ‘for comfort’. Ask which document is relied on, its date and its relevance to your address, then obtain or verify the official source if the decision has legal, administrative or technical consequences.

3. Building records are a separate layer

Government Regulation No. 16 of 2021 regulates core building-administration matters. It records building function and classification in PBG, SLF and SBKBG; where function or classification changes, an amended PBG is required. This means the question ‘can the asset be used differently?’ cannot be closed by a previous building label or a photograph.

SIMBG is the Ministry of Public Works’ official electronic service for PBG, SLF, SBKBG and related building data. It explains that PBG concerns approval to build, alter, extend, reduce or maintain a building to technical standards, while SLF states building fitness for use before utilisation. Do not substitute an old ‘IMB’ label or a general claim that ‘all documents exist’ for the relevant records.

4. A right in an asset is not permitted operation

A right in an asset, a building record and permitted operation answer different questions. You may have evidence for one layer and still lack an answer for another. For example, an asset may suit personal residence while a stated commercial or hospitality scenario requires further checks on the address, building function and applicable conditions.

You do not need to guess the complete approval set for every case. State the intended use in ordinary language and request the applicable record list for the actual address. If marketing promises ‘rental ready’, ask what exactly evidences that statement rather than treating the phrase as a legal result.

5. Existing and future buildings call for different requests

For an existing building, the questions concern the real address, record status, function and what evidences fitness for use. For a future build, ask which records relate to the stated project, what precisely will be built, how changes are recorded and what evidence is due before the next payment.

In both cases, do not reassure yourself that a missing record will be ‘fixed later’. Identify what is missing, which party is responsible for obtaining it, by which stage it is needed and what happens if it does not appear. That belongs in transaction terms, not in an oral hope.

6. How to request a confirmation you can actually use

A useful request has five parts: exact address and coordinates; description of the existing or intended building; actual and intended use; the records cited by the seller; and the question you need answered. Do not send ‘is everything legal?’ — it cannot produce a verifiable answer without changing its meaning.

Ask for the response to separate what a document confirms, what requires clarification from the competent authority and what is not confirmed. This gives you a working boundary before reservation or a major payment: a missing record does not become ‘probably fine’.

Decision steps

1. Capture the address

   Obtain the address, coordinates, boundaries and the document to which the data relates.

2. Describe the use scenario

   State the actual and intended use without marketing labels.

3. Separate the record layers

   Collect planning records, building records and operating conditions separately.

4. Request verifiable confirmation

   Give the address, records and question to the competent authority or independent professional.

What to check

FAQ

Sources

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