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Complete guide to understanding land zones, regulations, and investment opportunities in Indonesia
In Indonesia – whether it's Bali, Jakarta, or any other island – land zoning is the first and most important step before any real estate investment. The color-coded zoning system is not just bureaucracy: it determines what you can build, what you cannot, and how you can use your property.
A beautiful ocean-view plot can become worthless if it's in a green zone where construction is prohibited. A dream villa project can fail if you try to start a tourism-dependent short-term rental business in a yellow zone – even if others around you do it.
The Indonesian government is increasingly strictly enforcing the rules, and demolitions have already occurred for illegal constructions. The GISTARU system has made it possible since 2023 for anyone to check a property's zoning for free, online – this transparency is a revolutionary change that protects investors from costly mistakes.
Agricultural area & nature conservation
Ubud, Nusa Dua (certain parts), Mount Batur, Mount Agung area
Residential area
Sanur, Pererenan, Canggu (certain parts)
Commercial zone & public facilities
Denpasar, Seminyak business districts
Tourism zone
Kuta, Seminyak, Nusa Dua, Uluwatu, Jimbaran, Canggu, Lovina, Amed
⭐ This is the ONLY zone where you can legally operate short-term rentals!
Mixed-use area
Protected natural areas
Benoa Bay, Taman Nasional Bali Barat, Uluwatu temple area
Can never be used for commercial purposes
Illegal, although many do it
Risk of demolition/fines
Short-term rental/villa
Pink zone
Residential property
Yellow zone
Business activity
Red or 🟠 Orange zone
Ecotourism
Green zone (limited)
Operator:
Ministry of Agrarian Affairs and Spatial Planning / National Land Agency (ATR/BPN)
Coverage:
ALL of Indonesia (Bali + all provinces)
Language:
Indonesian (Bahasa Indonesia)
Features:
Android & iOS • Entire Indonesia
Android • Badung regency only (Bali)
Android & iOS • Entire Indonesia
National Land Agency (ATR/BPN): https://www.atrbpn.go.id
GISTARU: https://gistaru.atrbpn.go.id
⚖️ This guide is for informational purposes only. Always consult with a local real estate attorney, official land office (BPN), and spatial planning authorities before making any investment decisions.
💡 These guidelines help you find not just a property, but make a safe and well-considered investment decision.
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