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Dream or Disaster? Bali Beach Demolition Threatens Future Villa Investments Bali Beach Demolition - Imagine you’ve invested hundreds of millions of rupiah building your dream villa in Bali, 80% complete, sleek modern design, sparkling pool, bookings on the horizon, when suddenly, a notice arrives: demolition order issued. Your dream collapses overnight. This isn’t a rare nightmare; it’s happening across Bali. Investors lose everything not because of poor design or bad luck, but because their land sits in a restricted Green Zone where building is never allowed in the first place. Curious how to avoid this costly mistake? Read the full article below! Read more: https://bvrproperty.com/blogpost/6-types-of-land-use-bali-property-guide  https://bvrproperty.com/blogpost/green-zone-bali-investment-guide   https://bvrproperty.com/blogpost/bingin-demolition-land-zoning-bali-beach-property    Lessons from Bali Beach Demolition Cases What once seemed like isolated incidents is now becoming a pattern. Villas and businesses have already been torn down for standing where construction is prohibited. Many who thought they had made a safe Bali villa investment are now facing huge losses. In recent weeks, authorities in Badung Regency have issued warning letters to around 20 businesses at Balangan Beach and 8 at Melasti Beach. These include beach clubs, cafés, and warungs suspected of violating zoning rules, lacking proper permits, or encroaching upon protected coastal zones. The government is proceeding with caution, studying each case carefully before further action. While enforcement has not been as swift as the demolition at Bingin Beach, this case demonstrates that regulatory authorities are expanding scrutiny to multiple coastal areas. The risk is real, even if the action hasn’t yet hit that high. For those planning to invest in Bali villa, this is a warning worth noting. But why are these demolitions happening? To understand, we need to look at Bali’s strict zoning and spatial planning laws.   The Rules Behind Bali Beach Demolition Bali operates under detailed spatial planning regulations (RDTR, RTRW, and local Perda). These rules determine what can and cannot be built on a given piece of land. If your property sits in a Green Zone or protected area, no matter how beautiful the building, it’s at risk of demolition.   RDTR and Zoning Laws in Badung Regency The Regional Regulation (Perda) No. 7 of 2018, titled Rencana Detail Tata Ruang (RDTR) and Zoning Regulations for South Kuta District (Kuta Selatan) 2018–2038, establishes detailed zoning rules, defining acceptable land uses, protected zones, spatial hierarchy, building envelope rules, and obligations to adhere to spatial plans. This RDTR is anchored in broader spatial frameworks set by Perda No. 26 of 2013 on the Spatial Plan (RTRW) for Badung Regency 2013–2033, which maps out strategic areas for tourism, conservation, cultural heritage sites, and urban zones. Both are aligned with Provincial Regulation Bali No. 16 of 2009 (RTRWP Bali 2009–2029) and Provincial Regulation Bali No. 8 of 2015 on Zoning Guidance (as included in RDTR Regional Regulation No. 7 / 2018), which mandate preservation of coastal buffers and spiritual/cultural sites.   Enforcement and Public Role These regulations grant local governments the power to monitor and enforce zoning compliance, with steps including warning letters, permit revocation, site shutdowns, and even demolition for non-compliance. Citizens also have a role; they can report violations, submit objections, or demand enforcement of zoning laws. These laws aren’t meant to scare investors. They exist to protect Bali’s culture and environment. The real challenge for investors is making sure their land complies with these rules before construction begins.   How to avoid villa demolition in Bali? So how do you avoid becoming the next headline? The answer lies in proactive due diligence, checking your development before you build! 1. Verify Land and Permit Status Thoroughly Ensure any prospective property has a valid Hak Milik (SHM) or other compliant ownership, and confirm it isn’t located within restricted or protected zones as defined in the RDTR.   2. Validate Against Official Spatial Plans Cross-reference the intended development against the RDTR for South Kuta and Badung’s RTRW. Pay special attention to coastal buffer zones, cultural heritage areas, and conservation overlays. If the land is in a restricted zone, proceed with extreme caution or better return to the drawing board.   3. Secure All Necessary Permits Up Front Before construction, obtain the appropriate permits, IMB/PBG, and, where applicable, KKPR (Kesesuaian Kegiatan Pemanfaatan Ruang), which certifies compliance with zoning. Avoid relying on retroactive approval; it may not be granted or could be revoked.   4. Keep Thorough Documentation Maintain records of zoning maps, permit applications, official communications, and approvals. These documents can be vital if questioned by authorities or challenged in court.   5. Enlist Expert Assistance Early Engage legal advisors, spatial planners, and valuation professionals to vet your property and ensure compliance. A little guidance now prevents catastrophic losses later.   Why BVR is Your Best Guide?  Your Bali villa investment doesn’t need to become headline news for Bali beach demolition. From Balangan to Melasti, enforcement is real and growing. Check your development, align with regulation, secure permits, and protect your investment. Trust BVR Property to guide you toward legally sound, villa-ready land in Bali, and rely on BVR Appraisal for expert valuation and compliance checks. Build with confidence, not risk.

6 Types of Land Use Every Bali Property Buyer Should Know! 6 Types of Land Use - Before you fall in love with a rice field view, make sure you know the types of land that define what can—and can’t—be built. In Bali, zoning rules can make or break your dream villa, especially with recent pushes for smarter development and sustainability. Whether you're a first-time buyer or seasoned investor exploring the Bali buy land scene, this guide can help you avoid legal traps, misinformed deals, and wasted capital. Read more: https://bvrproperty.com/blogpost/usd-to-idr-exchange-rate-bali-vacation-cost-2025 https://bvrproperty.com/blogpost/top-areas-bali-land-for-sale-2025  https://bvrproperty.com/blogpost/buying-property-in-bali   What Are the 6 Types of Land Use in Bali? Understanding the types of land is critical if you're looking to invest, build, or develop property in Bali. These categories determine everything—from what kind of building you can construct to whether you can get permits at all.   1. Residential Land (Yellow Zone) This land is intended for housing—villas, private homes, or apartments. But even here, zoning laws matter. Not all residential plots are equal under the RDTR (Detailed Spatial Plan). If you're wondering what type of land is best for a villa in Bali, this is usually the one, but only if it's within a designated residential zone.   2. Commercial Land (Red Zone) Perfect for shops, restaurants, cafes, and even guesthouses. If you’re eyeing land in Bali for business, this is your go-to category. Just make sure the certificate and RDTR match the intended use.   3. Industrial Land (Red Zone) Mainly for factories, warehouses, and distribution. It’s rare for residential or tourism purposes, so unless your goal is manufacturing, steer clear.   4. Agricultural Land (Green Zone) Beautiful, often cheap, but heavily restricted. Much of Bali’s agricultural land is a protected green zone. You can't just build on it, no matter how perfect it looks on Instagram.Check official zoning maps or consult the Bali Spatial Planning Regulation No. 3/2020 before buying. People often assume land in Bali is flexible, but once you buy agricultural land, re-zoning is a long, expensive process.   5. Recreational Land (Pink Zone) This includes parks, tourism areas, and public leisure spaces. It can be great for eco-tourism or wellness retreat projects. Again, usage often requires local government collaboration.   6. Institutional Land Allocated for schools, religious sites, hospitals, and government buildings. It’s not for private use, and getting approvals here is close to impossible.   Why the 6 Types of Land Use Matter When You Buy Land in Bali Many buyers overlook the land's function until it's too late. For those researching Bali buy land, this can mean investing in plots you can’t legally develop. Even if the title is SHM (Freehold) or HGB (Right to Build), the land function shown in the RDTR still governs what you can do with it. Asking what type of land is best for a villa in Bali without understanding land use is like choosing a car without checking if you have a license to drive it.   How to Choose the Right Land Type for Your Needs When navigating the Bali buy land process, use these 3 steps: Check RDTR Maps Online – Make sure your plot is in a buildable zone. Verify Land Certificates – Understand whether it's SHM, HGB, or something else. Hire a Local Legal Team or Appraiser – Better safe than sorry. Whether you're looking at land in Bali for personal use, rental income, or business development, these steps ensure you're not buying a dream that can’t be built.   Final Thoughts To sum it up: what type of land is best for a villa in Bali? The answer lies in the zoning. Not the view. Not the price. Know the 6 Types of Land Use, check your permits, and seek expert advice. That’s how smart investors win in the Bali buy land market—and avoid being stuck with beautiful but unusable land in Bali. Whether you’re buying your first land or expanding your property portfolio, BVR Property makes sure every step is legal, secure, and profitable. Contact us today and let’s find land that fits your dream—and the law.

Green Zone Bali: A Government Alert Every Property Investor Needs to Read Green Zone Bali - When encountering Bali land zoning map land listed at unusually low prices, especially in rural rice-field areas, investors should proceed with caution. That land may fall under officially designated Green Zones, defined in Bali’s legal zoning framework.    These zones, Protected (Kawasan Perlindungan) or Cultivation (Kawasan Budidaya), strictly prohibit developments such as villas, resorts, or commercial attractions. Ignoring this could lead to permit denial, fines, or forced demolition by authorities.   Understanding these restrictions is essential for anyone considering property investment in Bali. Green Zone is not merely a marketing label; it reflects binding legal constraints grounded in Bali’s spatial planning law.    This article explores the legal definitions, strategic purposes, enforcement mechanisms, and investor protections within this zoning framework! 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/bingin-demolition-land-zoning-bali-beach-property    1. Green Zone Bali Meaning Bali’s current spatial zoning is governed by RTRW Bali 2023–2043, formalized through Perda No. 2/2023 on March 9, 2023.    This regulation supersedes prior zoning laws and codifies land-use into categories such as Protected Zones and Cultivation Zones, paralleling common references to “Green Zone.” Both categories serve non-developable purposes, making any unrelated building activity legally unviable.    Protected Zones cover areas essential for environmental conservation, cultural heritage, or disaster risk reduction. Cultivation Zones ensure vital agricultural functions, preserving subak systems and rural production.    Together, these zones reinforce Bali's sustainable planning and prohibit nonconforming developments.   2. Purpose Behind Green Zone Designations Bali’s zoning strategy is deeply anchored in local cultural values such as Sad Kerthi and Tri Hita Karana, emphasizing harmony among humans, nature, and the divine. RTRW 2023–2043 reflects these philosophies, ensuring that green infrastructure and traditional farming systems are core to the island’s spatial layout.    Furthermore, the plan accents sustainable development by balancing tourism with environmental preservation and agricultural productivity. Protecting green zones aids in preventing unchecked urban sprawl and protects Bali’s long-term ecological resilience.   3. Bali’s Official Zoning Categories Officially, Bali’s zoning is communicated via functional categories, Protected, Cultivation, Tourism, etc., as outlined in Perda No. 2/2023. While terms like “Green Zone Bali” appear in casual dialogue, legally, they equate to provincial zoning labels with formal definitions and restrictions.    Protected and Cultivation areas are explicitly designated for preservation, not development. Any form of villa or commercial construction in these zones contravenes Bali’s zoning laws and is subject to enforcement action.   4. Enforcement and Legal Risk Under Perda No. 2/2023, Bali’s spatial authorities carry strong enforcement powers. They can deny development permits, impose sanctions, or mandate the dismantling of illegal structures.    Mechanisms like RDTR (district-level plans) and check land zoning portals such as GISTARU (public zoning portal) enhance transparency and regulatory enforcement.    This legally backed system leaves little room for ambiguity. Authorities typically act swiftly upon identifying zoning violations, regardless of the nature or longevity of existing structures.   5. How Investors Should Verify Green Zone Status The first step is to access GISTARU, Bali’s official web portal, mapping zonal classifications in detail. Navigate to the relevant regency, overlay zoning maps from RTRW and RDTR, and confirm whether a parcel falls under the Protected or Cultivation categories.    Investors should also consult the regulatory text of Perda No. 2/2023 to ensure that the Bali land zoning map data aligns with the legal definitions. This dual-check approach, map and text, forms an essential due diligence before purchase.   6. Strategic Investor Recommendations Assuming land in Green Zones is buildable is a high-risk gamble; no informal approval or local consent can override zoning laws. Investors should exclusively target parcels zoned for development under law, such as those in Tourism or Residential categories.   Always secure official written zoning confirmation, via BPN or planning authorities, before proceeding. This documentation provides legal protection and aligns your investment with Bali’s spatial regulations.   7. Why Green Zone Compliance Is Essential Ignoring zoning puts investments at legal and financial risk: permits may be denied, buildings removed, and penalties imposed. Bali’s zoning laws are statutory and enforced consistently across the island.    Moreover, by respecting Green Zones, investors contribute to protecting Bali’s environmental heritage and cultural fabric, supporting sustainable growth aligned with community values and regional vision.   Conclusion In today’s competitive real estate landscape, making the right move requires not just a good location but well-informed expertise. Whether you’re looking for your dream Bali home or a fruitful investment, BVR Property guides you to legally sound opportunities, especially when navigating the complexities of green zone Bali meaning and processes to check land zoning. Our experienced team ensures accurate zoning verification and helps align your investment with Bali's future.

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.

How MRT Bali Will Transform Bali’s Real Estate from the Ground Up As traffic congestion worsens in southern Bali, the Bali Urban Subway (MRT Bali) is emerging as a transformative solution.   This fully underground, four-line system, spanning over 60 km, is set to ease travel from the airport through key tourist and residential hubs. Phase 1 (Ngurah Rai Airport → Cemagi) is scheduled to go live by 2028 and Phase 2 (Ngurah Rai → Nusa Dua) by 2031. The project promises to reshape mobility, tourism flow, and property dynamics across the island.   Read more: https://bvrproperty.com/blogpost/pondok-wisata-license-bali-property-guide https://bvrproperty.com/blogpost/property-valuation-bali-guide https://bvrproperty.com/blogpost/best-place-to-retire-in-bali-guide   MRT Bali Project: Route, Funding & Timeline Corridor Layout & Construction Timeline Construction officially commenced in September 2024 at Sentral Parkir Kuta, initiating the first 16 km line from Ngurah Rai Airport to Cemagi, followed by a 13.5 km line to Nusa Dua. The ceremony took place as planned in September 2024, with a target completion of Phase 1 by 2028.   The system expands later to Sanur, Sukawati, and Ubud. A fleet of 10 Tunnel Boring Machines (TBMs) will operate at depths of up to 30 m beneath the island’s limestone terrain.    The first two phases aim for completion by 2028 and 2031, respectively, positioning Bali Mass Rapid Transit among Southeast Asia’s most ambitious urban infrastructure efforts.   Investment & Technical Partnerships The MRT Bali is fully privately financed: US$10.8 billion for lines 1–2 and US$20 billion for the full system, led by PT Bumi Indah Prima alongside partners like CRCC and Arup, operating independently of state budgets.    Data from PwC indicates the same figures and details about the private funding model backed by both domestic and international investors.   As a landmark project under the Bali Urban Rail scheme, its funding model exemplifies international confidence in Bali’s long-term growth.   Underground Build: Culture-Driven Design Strict temple sight-line laws prevent above-ground construction in many areas. Thus, the subway is tunneled entirely to preserve cultural heritage. The entire route is built underground to respect Balinese philosophy and conserve cultural identity.   Officially dubbed “MRT Bali” or “Light Rail Transit,” it spans four phases and is designed to integrate station zones into existing urban patterns. These considerations are fundamental to the Bali Urban Subway masterplan, ensuring modern progress remains culturally sensitive.   Impact on Bali’s Property Market Value Appreciation & Accessibility Gains Major infrastructure upgrades like MRTs typically drive property value increases of 5–10%. In Bali, annual housing inflation has grown around 7%, and Denpasar saw year-over-year increases of 15.1% in 2024, partly associated with improved infrastructure.   Property near Bali Mass Rapid Transit access points is already seeing increased demand from early investors and speculators.   Transit-Oriented Development The Kuta Sentral Parkir zone already includes 2 ha of city-owned and 5 ha provincial land set aside for mixed-use development. This will likely inspire TOD along other lines, blending residential, retail, and hospitality near stations.    The synergy between Bali Urban Rail and real estate development is shaping new urban nodes across the island. Insights from Kemenkeu’s Ministry of Finance report highlight how developers are leveraging these allocated areas to accelerate integrated urban communities.   Rental & Tourism Upside As Bali sees a resurgence of over 6.3 million international visitors in 2024, rental markets are thriving.    Central tourism hotspots normally capture 7–15% yields, and the MRT’s connectivity could further boost occupancies, particularly in Seminyak, Jimbaran, and Cemagi, as reported by Bali BPS, December 2024 saw 551,100 foreign tourist arrivals, up 16.5% from November, supporting strong occupancy trends.   Investor Confidence & Economic Catalysis PwC highlights strong global investor interest in the US$20 billion underground rail project. Financial models show substantial revenue from naming rights, commercial leases, and operations.    Infrastructure-driven job creation further amplifies economic impact along transit routes and supports long-term growth in Bali Urban Subway zones.   Risks & Pitfalls: What Investors Must Watch Engineering Obstacles & Permitting Tunneling through Bali’s variable geology increases engineering complexity. Moreover, social and environmental permits (e.g., AMDAL) and temple preservation protocols pose administrative hurdles.    These challenges are common to large-scale infrastructure, but must be monitored carefully by investors engaging with the Bali Mass Rapid Transit projects.   Construction Disruptions & Market Speculation Earthworks may temporarily worsen traffic and reduce access in development zones. Early speculation can escalate prices before benefits materialize; investors must budget around these uncertainties, especially when considering plots near future Bali Urban Rail lines.   Regulatory Constraints Local zoning plans have imposed moratoriums on new hotel builds to curb overtourism. While MRT aligns with high-quality tourism goals, zoning limits may constrain high-density developments near stations.    It's crucial to balance investor enthusiasm with regulatory compliance and community expectations.   Real Estate Strategy for MRT-Aligned Investments Zone-Based Investment Shortlisted areas include Cemagi, Seminyak, Berawa, Jimbaran, and Nusa Dua. Target properties within 500–1,000 m of stations for early-value gains.    As stated by Tarumanagara University Journal, this “TOD ring” radius is globally recognized for maximizing access benefits, and Bali’s local transit plan has adopted this very approach to guide zoning and investment strategies.   Local Expertise & Due Diligence Engage consultants versed in Balinese land laws, including subak systems, temple sight-lines, and leasehold vs freehold arrangements, to ensure regulatory compliance and avoid delays. This is especially important in areas zoned for Bali Urban Subway station development.   Join TOD & Mixed-Use Projects Partner with established developments adjacent to MRT stations. These precincts offer shared infrastructure, foot traffic, and rental synergy. Kuta Central Park development shows how TOD can integrate retail, hotel, and residential offerings under one Bali Urban Rail node.   Guard Against Timeline & Budget Uncertainty Realistic projections indicate 8–12% yields and 50–70% capital growth over 5–10 years. However, allow for delays, permits, and cost inflation in financial models.    It’s critical for investors to build resilience. BRIDS Equity Research reports that average rental yields in Indonesia’s major cities range only 5–7%, underscoring the need to reserve additional capital or extend holding periods to reach desired thresholds.   Conclusion: Building Below to Prosper on the Surface The Bali Urban Subway is more than a transport project; it’s a long-term bet on reshaping Bali’s urban and investment landscape. Its fully underground design ensures harmony with cultural norms, while its scale signals strategic expansion of mobility and real-estate infrastructure.   Savvy investors who align land and asset strategies with upcoming MRT stations, engage local specialists, and manage risk thoughtfully are well-positioned to leverage a rare growth phase in Bali’s market evolution.   Why BVR Property is Your Best Guide  As Bali enters a new phase of infrastructure growth, BVR Property is ready to help you navigate the opportunities and the complexities of investing near MRT Bali development zones. ✅ We provide land analysis within key rail corridors✅ Offer legal and zoning insights on TOD-related investments✅ Understand subak, temple view restrictions, and cultural compliance✅ Connect you with high-yield land, villas, and commercial assets Let’s talk strategy, before the tracks are laid. Contact BVR Property today and secure your future in the new era of Bali infrastructure.

North Bali International Airport Set to Transform Property Landscape As Bali’s southern charms grow increasingly congested, the Indonesian government is steering a major development northward.   The North Bali International Airport (NBIA), set to rise in Kubutambahan, Buleleng, is a transformative infrastructure initiative designed to balance the island’s economic growth, relieve pressure on the south, and unlock high‑value real estate opportunities in northern Bali. Read more:https://bvrproperty.com/blogpost/pondok-wisata-license-bali-property-guide https://bvrproperty.com/blogpost/property-valuation-bali-guide https://bvrproperty.com/blogpost/best-place-to-retire-in-bali-guide   Airport Development: North Bali Airport Location, Timeline & Vision Presidential Endorsement & Private Funding The NBIA project was officially included under Presidential Regulation No. 12/2025, as part of the Indonesian government’s 2025–2029 national strategic roadmap (RPJMN).   According to Bulelengkab.go.id, President Prabowo Subianto has approved the development of North Bali International Airport, reinforcing it as a national priority.   The airport will be fully privately funded, with an estimated investment of IDR 50 trillion (around USD 3.09 billion), and developed by PT BIBU Panji Sakti, a company that has long advocated for the airport. The central government has emphasized that no state budget (APBN) will be used (ANTARA News).   In line with this, a government announcement via the official portal of Buleleng Regency confirms that the provincial government has been appointed as the official initiator (pemrakarsa) for the project.   Phased Construction & Aerotropolis Development Construction is projected to begin in late 2025, with the first runway and terminal set to become operational by 2027. The facility is planned to handle 32–50 million passengers annually, effectively doubling the current capacity of Bali’s main airport.   The proposed location Kubutambahan, Buleleng has been under review for years. In early site visits, the President's Special Staff visited the village to evaluate conditions directly on behalf of the central government. The visit was documented officially by the district government: kubutambahan.bulelengkab.go.id.   The surrounding master plan is expected to include an aerotropolis,  integrating logistics hubs, residential areas, commercial centers, and hospitality zones.   Why North Bali International Airport Matters for Property Investors How Does North Bali Airport Affect Property Prices? The anticipation of NBIA has already triggered land price spikes across Lovina, Singaraja, and Kubutambahan, with early investors positioning themselves for long-term capital gains. Although formal land acquisition has not commenced, market speculation is in motion.   Regional Tourism Shift Ngurah Rai International Airport currently handles around 24 million passengers annually. NBIA, with double the projected capacity, is expected to redistribute tourism flows toward north Bali, including Munduk, Lovina, and Pemuteran. This shift could establish a new economic center for hospitality and eco-tourism.   Economic Impact The Ministry projects that NBIA will generate up to 200,000 new jobs. These sectors will span construction, aviation, hospitality, transportation, and property, significantly elevating the local economy.   Risk Factors: What to Watch for Near the North Bali Airport Location Permits, Feasibility & Community Approvals Although the project has presidential and national-level backing, NBIA has not yet received the formal “location permit” (penlok) from the Ministry of Transportation as of mid-2025.   A recent report from the Buleleng government also indicates that the consortium is reviewing the proposed site boundaries in Kubutambahan, in coordination with local communities and regulatory agencies.   Transparency & Environmental Concerns Governor I Wayan Koster and community leaders have voiced the need for greater transparency regarding funding mechanisms, land-use planning, and environmental impact assessments (AMDAL). The project’s reclamation-based design raises questions about protecting sacred sites and agricultural land in the area.   Supporting Infrastructure Official planning documents from the Bali Provincial Government indicate a proposal for a 60 km toll road connecting Kubutambahan to Mengwi, as well as a 100 km rail corridor linking the new airport site to Ngurah Rai International Airport, key infrastructure intended to drastically improve connectivity between North Bali and southern tourism centers such as Denpasar, Sanur, and Ubud.   North Bali International Airport Is Lifting the North. Are You In? NBIA is more than just another airport; it’s a catalyst for regional transformation, poised to reshape northern Bali’s economy and real estate landscape.   For forward-thinking investors, the window to secure prime locations before the airport breaks ground is narrow, and the upside is substantial. Success, however, hinges on monitoring: Formal location permit (penlok) issuance Timely infrastructure delivery (roads, rail, tolls) Clear environmental and community approvals Why Choose BVR Property? As the most knowledgeable local expert in real estate in Buleleng, BVR Property helps investors navigate these exciting but complex changes with confidence. We offer: First-hand insights into the North Bali Airport location impacts On-the-ground updates on zoning, road development, and permits Tailored recommendations for land, villas, or commercial investments Deep cultural sensitivity and strong local networks If you're ready to capitalize on the rise of the North Bali International Airport, let BVR Property help you secure high-potential assets in the right place, at the right time.

4 Types of Real Estate You Should Know Before Investing in Bali! 4 Types of Real Estate are essential knowledge for anyone exploring opportunities in the property market, especially in a high-demand destination like Bali.    Whether you’re looking for long-term growth or passive income through Bali Real Estate For Rent, understanding each property type is the key to making smart decisions. And if you’re wondering, How to Invest in Bali?, this guide will help you start on the right foot!   Read more: https://bvrproperty.com/blogpost/bali-property-investment-high-roi-low-risk https://bvrproperty.com/blogpost/top-areas-bali-land-for-sale-2025  https://bvrproperty.com/blogpost/how-to-buy-property-in-bali-as-a-foreigner   1. Residential Real Estate This is the most common and beginner-friendly type. Residential properties include villas, houses, apartments, and townhouses. Many investors choose residential real estate in Bali for personal use or to generate rental income.   The demand for Bali Real Estate For Rent is high, especially in tourist hotspots like Seminyak, Canggu, and Ubud. A well-located villa can provide steady income through short-term or long-term rentals. It's a great entry point if you're just learning how to invest in Bali.   2. Commercial Real Estate Commercial real estate includes properties like retail spaces, offices, restaurants, and co-working hubs. In Bali, areas like Berawa and Petitenget are booming with commercial opportunities.   If you’re planning to run a business or lease to entrepreneurs, this type of property can be lucrative. As tourism rebounds, more investors are turning to commercial spaces as a strategic move. Understanding this option is vital when exploring the 4 Types of Real Estate in Bali.   3. Industrial Real Estate  Though less popular in Bali’s tourism-driven economy, industrial properties such as warehouses and storage facilities are rising in demand, especially near Denpasar and the port of Benoa.   This is a niche sector, often overlooked, but can offer steady returns with the right strategy. Knowing how to position industrial property is part of mastering how to invest in Bali, especially if you're targeting the logistics or import-export market.   4. Land (Undeveloped Property) Undeveloped land remains one of the most speculative, but potentially high-reward, forms of real estate. It’s commonly purchased for future development, whether for a resort, villa complex, or private estate.   This type of investment requires careful legal review and an understanding of zoning regulations. However, if done right, land investment can be a core part of your Bali Real Estate For Rent or resale strategy. It’s also a key component among the 4 Types of Real Estate worth considering.   Why BVR Property?  Whether you’re diving into residential villas or planning to build on raw land, understanding the 4 Types of Real Estate will help you navigate the dynamic Bali market. With strong demand in both the tourism and digital nomad sectors, it’s a smart time to explore how to invest in Bali wisely.   Looking for expert guidance on your next move? BVR Property is here to help you find the perfect investment, whether you want a luxury villa, commercial space, or hidden gem. Let our local expertise make your Bali real estate journey simple, legal, and profitable!

Everything You Need to Know About Pondok Wisata License in Bali! Pondok Wisata License is one of the key legal requirements for anyone looking to rent out a villa or guesthouse in Bali. Whether you're a foreign investor, a retiree, or someone who recently purchased property, securing a Bali Property License ensures that your short-term rental operates within the law and avoids unnecessary risks.   Read more: https://bvrproperty.com/blogpost/bali-property-investment-high-roi-low-risk https://bvrproperty.com/blogpost/top-areas-bali-land-for-sale-2025  https://bvrproperty.com/blogpost/how-to-buy-property-in-bali-as-a-foreigner   What is a Pondok Wisata License and Why Do You Need It? A Pondok Wisata License is a government-issued permit that allows private individuals to legally operate a short-term rental such as a homestay or villa, typically with less than five rooms.    It’s the most accessible form of Bali property license, especially for local-owned residential properties located in tourism zones.   This license helps distinguish legitimate short-term rentals from unregistered operations and protects both the guest and the owner from legal risks.   Can Foreigners Apply for Pondok Wisata License in Bali? While foreign individuals cannot directly apply for this license under their personal name, it is still possible through legal structures such as a PMA (foreign-owned company) or by partnering with a trusted local nominee.    That’s why understanding the regulations and consulting with local experts is crucial before making any decisions.   Steps to Legally Rent Out Your Bali Property To start the application process, you’ll need the following: A valid land certificate or lease agreement A building permit (IMB or PBG) Recommendation letters from neighborhood authorities Submission to the regional Tourism Office Since the application involves navigating local bureaucracy and compliance, many property owners work with consultants or agencies that specialize in Bali property licenses to speed up the process.   This small-scale accommodation permit not only legitimizes your rental business but also allows you to advertise on global platforms like Airbnb and Booking.com without concerns.   Why BVR Property? Owning property in Bali can be a rewarding investment, but only when it's done right. Securing your Pondok Wisata License ensures you’re operating legally and maximizing your property’s rental potential.    Whether you’re new to the Bali property scene or already own a villa, taking the legal route is the smartest choice.   Need help navigating the process? BVR Property offers trusted legal support and property services to make your Bali investment stress-free and fully compliant.