Why Every Property Investor in Bali Must Take the Bingin Demolition Seriously

Bingin Demolition - Imagine buying a cliff-top villa with sweeping Indian Ocean views, only to see it bulldozed by government officials. That’s exactly what happened at Bingin Beach in July 2025.

The demolition of 48 villas, cafés, and homestays by the authorities wasn’t just symbolic; it was a forceful message: legal compliance on land zoning in Bali isn’t optional; it’s mandatory.

The crackdown, led by Pemerintah Kabupaten Badung and reinforced by Satpol PP Bali, throws a harsh spotlight on what can go wrong in Bali’s property market, especially in sensitive areas like Bingin beach property, without full institutional due diligence. Here’s what officially transpired, and what prospective investors must learn.

Read more:

• https://bvrproperty.com/blogpost/mrt-bali-property-investment-opportunity

• https://bvrproperty.com/blogpost/north-bali-international-airport-property-impact

• https://bvrproperty.com/blogpost/4-types-of-real-estate-bali-investment-guide

1. Early Warnings from DPRD and Local Government 

Before the demolition made headlines, property owners at Bingin Cliff had already received three official warnings. The government had been clear from the start, structures built on state-owned land without proper permits or legal titles would face demolition.

2. Pemkab Badung & Satpol PP: Enforcement in Action 

Warnings and Procedures Followed 

According to Pemerintah Kabupaten Badung, property owners received three official written warnings, following the SOP for enforcement.
 

All structures were confirmed to be on state-owned land and in restricted coastal or greenbelt zones, with no valid permit (IMB/PBG). Warnings were ignored, prompting further action. The fact that so many units were located in prime Bingin beach property zones only elevated the case’s visibility.

Bingin Demolition Order Executed on 21 July 2025 

As reported by Pemkab Badung, on 21 July 2025, Bingin demolition took place under a formal decree dated 15 July 2025. A joint action involving Gubernur Bali Wayan Koster, Bupati Adi Arnawa, Satpol PP, and TNI/Polri manually removed 48 illegal buildings. 

The event included symbolic hammering of doors to mark enforcement. This serves as a stark warning to anyone investing in properties without verifying land zoning Bali rules.

3. Official Rationale & Legal Foundations Behind the Bingin Demolition

Violations of Zoning and Land Laws

Local government sources indicated these properties breached Perda Tata Ruang Provinsi Bali 2023 and regulations on coastal setbacks, height limitations, and misuse of public/state land.
 

Officials also announced the formation of a provincial-level tourism licensing audit team to review all tourism-related permits. Civil servants issuing improper licenses were warned of possible administrative or criminal charges.

Humanely Managed but Firm Enforcement 

The Bingin case followed multiple warnings and was handled respectfully, though emotional reactions from workers occurred. The purpose was the restoration of state land to its intended condition, emphasizing equal enforcement across localities.

4. Property Investor Takeaways 

Informal Occupation Isn’t Protection 

According to the Badung Government, even properties operational since the 1980s under local adat arrangements were not spared. Without a formal land title or legal permit, they were subject to demolition, regardless of legacy occupancy. This was especially notable in high-value Bingin beach property holdings.

Due Diligence 

Investors should ensure:

• Legally registered land title via BPN
  
  

• Property is not built on state-owned or protected land
  
  

• Valid building permits (IMB/PBG)
  
  

• Compliance with zoning under Perda RTRWP Bali 2023
  
  

Engaging with trusted legal counsel and verifying documentation via government channels is essential when navigating land zoning in Bali frameworks.

Conclusion 

The government-led Bingin demolition is far more than a local incident; it’s a wake-up call. Full legal compliance with land ownership, zoning, and building regulations is non-negotiable when investing in Bali. Whether for a villa, rental property, or commercial development:

• Treat government land holdings as high-risk unless a formal lease or title is confirmed.
  
  

• Refer to Perda Tata Ruang Provinsi Bali 2023 for zoning and allowed uses.
  
  

• Don’t assume long-standing usage is legal.
  
  

• Prioritize legal verification and due diligence before committing funds.
  
  

At BVR Appraisal, we’re trusted for our accurate and transparent property assessments, especially in high-risk zones like the Bingin Beach area. Once you're ready to invest, our team at BVR Property ensures every listing complies with Bali's land zoning regulations and legal standards. Together, we provide a seamless, trustworthy path to secure property investment in Bali.