Regulation Watch · Property and Construction · Buleleng Regency, Bali. The regulation applies to individuals and corporations using land, buildings, basements and public-access areas throughout the regency under the Buleleng RTRW, applicable RDTR and zoning rules.
Buleleng Sets Fines and Closures for Spatial-Use Breaches
Buleleng Regent Regulation 23/2026 creates the local enforcement process for spatial-use breaches, including warnings, fines up to Rp50 million, annual progressive fines, closure, KKPR action, demolition and restoration.
- Published
- Established and promulgated in Singaraja on 12 October 2026 in Buleleng Regency Gazette 2026 No. 23. The official JDIH metadata contains an apparent source-year typo stating 2025, while the signed instrument and Gazette footer both state 2026.
- Effective
- 12 October 2026, the date of promulgation. The regulation contains no general transition period.
- Added to Watch
- 22 October 2026
Who is affected
PT PMA and PT PMDN companies, foreign and domestic directors and shareholders, landowners, developers, hotel and villa operators, landlords and tenants, restaurants, retailers, manufacturers, tourism businesses, construction companies, architects, planners, contractors, property managers and advisers responsible for projects or operating sites in Buleleng Regency.
Practical impact
Buleleng now has a detailed local process for enforcing spatial conformity. Breaches include using space without KKPR, using a site or building outside its KKPR or spatial designation, violating building setbacks, KLB, KDB, KDH, basement controls, the 15-metre height limit or parking requirements, changing land or building use, omitting required social or public facilities, and blocking access to beaches, rivers, water sources, parks, pedestrian facilities, evacuation routes or public roads. Sanctions can be imposed directly, in stages or cumulatively after written warning. They include a fine of up to Rp50 million, annual progressive fines, temporary suspension of activities or public services, site closure, KKPR revocation or cancellation, demolition and compulsory restoration. The annex sets fixed Rp50 million fines for specified serious breaches and Rp25 million for certain other breaches, while formula-based fines use land value, NJOP, project type, zoning, building characteristics, parking shortfall, green-space shortfall or setback distance.
Buleleng established and promulgated Regent Regulation 23/2026 on 12 October, and it became effective that day. The regulation implements the enforcement provision in the Buleleng 2024-2044 RTRW by defining breaches, sanction types, the warning sequence, penalty calculations and the procedures for closure, KKPR action, demolition and restoration.
The regulated conduct reaches core property and operating controls. It includes using space without KKPR, using land or a building outside the approved function, failing to implement a KKPR, breaching front, side or rear setbacks, KLB, KDB, KDH, basement controls, the 15-metre height limit, parking or public-facility requirements, changing land or building use, and blocking access to beaches, rivers, water sources, parks, pedestrian facilities, evacuation routes or public roads.
Enforcement can follow a KKPR assessment, spatial supervision, a spatial audit, a public complaint, a field observation or a Spatial Planning Forum recommendation. Sanctions may be direct, staged or cumulative. Except for the written warning itself, the listed sanctions are imposed by Regent decision following a recommendation from the spatial-planning agency.
The ordinary warning sequence allows up to three written warnings. Each warning gives 7 working days to comply, and a later warning may be issued within 3 working days after the prior warning is not obeyed. A third warning may be accompanied by a sticker, board, banner or electronic notice. Micro and small businesses receive the statutory coaching step before written warning where applicable.
A fine can follow 7 days after the third warning if the violation remains unrestored. The general ceiling is Rp50 million. Annex IV uses different calculations according to the breach, including land price, NJOP, activity and zoning indices, building permanence and height, green-space or parking shortfall and setback distance. It sets Rp50 million for specified serious height, underground-space and public-access breaches, and Rp25 million for specified other height, facility and access breaches.
Payment does not end the corrective duty. After the maximum administrative fine is satisfied, the operator has up to one year to restore the spatial function. If it does not, the regulation permits annual progressive fines, with annex rates linked to the duration of the breach. The enforcement set also includes temporary suspension, public-service suspension, temporary or permanent site closure, KKPR revocation or cancellation, forced demolition and compulsory restoration.
For investors and property operators, the practical control is a documented site-level conformity review. Corporate, OSS, KKPR, land, PBG, SLF, drawings, measurements and actual operations should tell the same story. Any warning should be handled against its exact receipt date because the 7-working-day response periods move quickly and later sanctions can affect the operating asset itself.
Required action
- Audit every Buleleng site against its KKPR, applicable RTRW or RDTR and zoning conditions, actual land and building use, GSB, side and rear setbacks, KLB, KDB, KDH, basement area and levels, height, parking, public facilities and public-access obligations.
- For a site operating without KKPR or with an unimplemented or inaccurate KKPR, stop expansion and obtain written direction from Buleleng spatial-planning and licensing authorities on the corrective route before further construction or use.
- Reconcile PBG, SLF, site plans, drawings, measurements and as-built conditions with the spatial file, especially the 15-metre height limit, basements, setbacks, parking and any later change of land or building function.
- Keep beaches, rivers, water sources, parks, pedestrian areas, evacuation routes, public roads and other protected public facilities accessible, and preserve any official approval for a lawful temporary restriction.
- If a warning is issued, record the receipt date, identify the cited article and technical breach, and complete or formally document the corrective work within each 7-working-day warning period.
- Model the applicable fine using Annex IV and current supporting values, including land price or NJOP where relevant, but do not treat payment as a substitute for restoration or spatial conformity.
- Escalate an enforcement notice immediately to directors, owners, lenders, insurers and project advisers because continued non-compliance can lead to activity suspension, utility-service interruption, closure, KKPR action, demolition and compulsory restoration.