Authored and verified by the professionals at ILOT Property Bali. With over 20 years in Bali’s property market and a team of local and international specialists, we provide trusted insights to help you make confident real estate decisions.
Ilot Property Bali strictly oppose any illegal “Green Zone conversion” practices. Such actions violate Bali’s zoning regulations and may lead to severe legal consequences.
The first thing most people notice when they arrive in Bali is the breathtaking greenery, endless rice fields, palm trees, and lush tropical landscapes. This beauty is not an accident. It’s protected through Bali’s Green Zone policy, designed to preserve the land for future generations.
Unfortunately, as development grows, some investors are tempted by “quick deals” that ignore zoning boundaries. That’s where education and responsible guidance become crucial — and that’s where we come in.
In this article, we’ll guide you through what the Green Zone means, where it applies, and what you need to know before starting any development in Bali.
Key Takeaways
The Green Zone in Bali (Zona Hijau) is a protected area where building is restricted or banned to preserve rice fields, forests, and local culture.
It’s part of the RTRW Bali 2023–2043 plan, ensuring sustainable growth that balances people, nature, and tradition (Tri Hita Karana).
Illegal “Green Zone conversion” services are scams. No individual and real estate agent can legally change protected land into commercial zones. Violations can lead to fines, demolition, or property loss.
Always verify zoning status through the official GISTARU map or BPN before buying or building.
What is Bali Green Zone?
The Green Zone (or Zona Hijau) is a protected area where building is restricted or completely banned. These areas are part of Bali’s official zoning plan called RTRW Bali 2023–2043, established under Perda No. 2/2023 on March 9, 2023.
Simply put, Green Zones are not meant for villas, resorts, or commercial buildings. They exist to protect nature, agriculture, and cultural heritage. This includes rice fields, forests, riverbanks, and areas important for local farming systems known as subak.
Building in a Green Zone can lead to permit denial, fines, or even demolition by the authorities. So it’s crucial to know where you’re allowed to build before investing (you can learn the details of Bali’s land zones here).
Why the Green Zone Matters?
The idea behind Bali’s zoning isn’t just about laws. It’s about balance. It’s guided by local values such as Tri Hita Karana, which means harmony between people, nature, and the spiritual world.
The 2023–2043 RTRW plan upholds these principles by making green infrastructure and traditional farming central elements of Bali’s spatial planning.
By protecting the Green Zone, Bali ensures sustainable growth, keeping tourism and development in harmony with the environment. It prevents overbuilding, reduces flood risks, and keeps the island’s green landscape alive for future generations.
How to Check If Your Land is in the Green Zone or Not
Source: Special – Bali green zone map
Before buying or building a property, always check the land’s zoning status. The easiest way is through Bali’s GISTARU portal, an online map that shows whether land is in a protected, cultivation, or development area.
You can also confirm through local planning authorities or BPN (National Land Agency) to make sure the land matches official zoning maps. This small step can save you from major problems later on.
Beware of “Green Zone Conversion” Services
Source: Special – Example of Company That Provides Illegal Green Zone Conversion Services
Recently, some companies and agents have begun offering “conversion services,” promising to turn Green Zone land into commercial or residential zones for a fee. We want to be absolutely clear: this practice is illegal and extremely risky.
No private company, individual, or “connection” has the power to legally convert Green Zone land. These claims mislead investors and can result in:
Demolition orders or revoked permits
Legal penalties and financial loss
Permanent damage to Bali’s environment and farming systems
Worse, these acts can destroy the very environment that makes Bali unique. Turning protected rice fields or forests into villas sites harms ecosystems, displaces local farmers, and weakens Bali’s long-term sustainability.
At Ilot Property, we strongly oppose and discourage any attempts to bypass zoning rules. We also actively educate our clients to avoid these traps and verify every land’s zoning before any deal proceeds.
Choosing to build in legal zones doesn’t just keep you compliant — it protects your investment value. Bali’s property market rewards transparency and legality, and villas with complete permits always attract more buyers and renters.
Here’s how to invest wisely and responsibly:
Verify zoning early via GISTARU or local authorities.
Avoid “too good to be true” deals on rice field land.
Get written zoning confirmation before signing anything.
1. Can Green Zone regulations change in the future?
Zoning regulations in Bali are reviewed periodically, but changes are rare and follow a strict legal process. Even if updates occur, they must go through official government approval—not private companies or individuals. So, any promise of a quick “Green Zone conversion” should be seen as a red flag.
2. Are there exceptions for building small structures in the Green Zone?
No. Even small or temporary structures like villas, cafés, or bungalows are not permitted in Green Zone areas unless they directly support agricultural or conservation activities. The only buildings typically allowed are those related to farming, irrigation, or traditional religious purposes.
3. What happens if a villa is built illegally in the Green Zone?
If authorities confirm a zoning violation, they can issue a stop-work order, refuse building permits, or even demolish the structure. In addition to financial loss, the owner may face legal penalties.
Conclusion
If you’re planning to build or invest in Bali, let’s do it the right way. At Ilot Property, we believe that real estate and nature can thrive together.
For over 15 years, Ilot Property has helped hundreds of investors build and buy legal, sustainable villas across Bali — always in line with the island’s zoning laws.
Find out your luxurious villa in the best locations in Bali. You can find a Bali villa with beach or ricefield views, whichever you like. The best locations for your property that hand you gains over time.
Your Guide Book is Ready to Download
Click the button below and go through the Guide Book which explains everything you need to know about investing in Bali
