Regulation Watch · Property and Construction · Buleleng Regency, Bali
Buleleng Sets 60 m² Minimum Housing Plots and 5 m Roads
Buleleng Regulation 11/2026 sets minimum housing-plot dimensions and requires developer-provided neighbourhood roads to be at least five metres wide.
- Published
- Promulgated and published in the Buleleng Regency Gazette on 10 July 2026 after enactment on 10 July 2026
- Effective
- 10 July 2026
- Updated
- 12 September 2026
Who is affected
Housing and residential-estate developers, landowners subdividing land for housing, PT PMA investors financing, acquiring, or partnering in Buleleng property projects, architects, planners, contractors, lenders, purchasers, and advisers reviewing residential development feasibility.
Practical impact
A planned housing plot in Buleleng must have a frontage of at least five metres. A simple-house plot must be between 60 m² and 200 m², while a plot for another type of house must be at least 60 m². Developers must also provide neighbourhood roads at least five metres wide with pavement that complies with applicable legislation. These dimensions can reduce saleable yield and increase the land and infrastructure allocation required by a residential project.
Late discovery: Buleleng Regent Regulation 11/2026 was enacted, promulgated, and made effective on 10 July 2026. It remains actionable because it directly changes the dimensions used in current housing layouts, development-yield calculations, infrastructure design, approvals, construction, and sales in Buleleng.
The amended Article 3 requires a simple-house plot to be at least 60 m² and no more than 200 m². A plot for another type of house must be at least 60 m². Every covered plot must also have a frontage of at least five metres. A developer should therefore test these dimensions before treating a concept layout or advertised lot count as commercially achievable.
The amended Article 8 makes neighbourhood roads a developer obligation and sets a minimum width of five metres, with pavement that meets applicable legislation. The road corridor, pavement, drainage, utilities, and any associated handover requirement should be designed and costed together because they directly affect usable land and infrastructure expenditure.
The amendment contains no express transition clause for previously approved plans and no new standalone penalty. Legacy projects should not assume that an older plan can be changed or implemented without review. Written confirmation from the competent Buleleng offices should be obtained where approval timing, revision status, plot subdivision, PBG documentation, or infrastructure handover creates uncertainty.
Required action
- Recheck the exact plot schedule, frontage, road reserve, and paved-road specification in every proposed or revised Buleleng housing site plan.
- Recalculate development yield and feasibility using the 60 m² minimum plot area, the 200 m² maximum for a simple-house plot, the five-metre minimum frontage, and the five-metre minimum neighbourhood-road width.
- Align the approved site plan, subdivision documents, infrastructure drawings, PBG submissions, construction documents, marketing plan, and sale contracts so they do not rely on incompatible lot or road dimensions.
- For a project approved or started before 10 July 2026, obtain written confirmation from the competent Buleleng authority on how the amendment applies before changing, selling, or building from a legacy plan.
- Include the road land-take, pavement work, drainage, utilities, and later public-infrastructure handover obligations in the project budget and due-diligence report.