Regulation Watch · Property and Construction · Klungkung Regency, Bali. The rules apply across the regency to protected agricultural land and to housing and settlement development. They are relevant to Indonesian and foreign investors, PT PMA and PT PMDN developers, landowners, buyers, shareholders, directors, project companies, contractors, planners, lenders and legal, licensing, spatial-planning, construction and property-management teams.
Klungkung Protects Farmland and Tightens Housing Infrastructure Duties
Klungkung Perda 5/2026 restricts conversion of protected food farmland, while Perda 2/2026 requires housing and settlement developers to build compliant public infrastructure and transfer completed facilities to the regency.
- Published
- Perda Klungkung 2/2026 was established and promulgated on 18 May 2026 in Klungkung Regency Gazette 2026 No. 2. Perda Klungkung 5/2026 was established and promulgated on 5 August 2026 in Klungkung Regency Gazette 2026 No. 5. The official JDIH published their online records on 21 and 24 September 2026 respectively. Regulation Watch recorded them on 2 November 2026 as late-discovered material regional controls.
- Effective
- Perda 2/2026 took effect on 18 May 2026. Perda 5/2026 took effect on 5 August 2026. Neither regulation provides a general grace period for private-sector compliance.
- Added to Watch
- 2 November 2026
Who is affected
Owners and prospective buyers of agricultural and development land in Klungkung; housing and settlement developers; PT PMA and PT PMDN project companies; directors, shareholders and beneficial owners; licensed planners, architects, engineers and contractors; lenders and security holders; property managers and residents; and teams responsible for land due diligence, KKPR, site plans, PBG, SLF, environmental approvals, construction, public facilities and asset handover.
Practical impact
Perda 5/2026 treats agricultural land already identified in spatial-planning documents as protected food farmland until the formal designation process is completed. Once land is designated as Lahan Pertanian Pangan Berkelanjutan, conversion is prohibited except for qualifying public-interest or national strategic projects that meet statutory study, acquisition, replacement-land and public-participation conditions. Residents may object to non-compliant development and seek permit cancellation and construction stoppage. Perda 2/2026 separately requires every housing or settlement organiser to provide roads, drainage, wastewater, waste, water, electricity, green space and other required public infrastructure in accordance with the approved plan, design and licences. Planning must be performed by appropriately certified personnel, completed facilities must be transferred to the regency after the maintenance period, and their designated function may not be changed. The regulations operate alongside the Klungkung RTRW, RDTR or KKPR process, environmental approvals, PBG, SLF and sector standards rather than replacing them.
Klungkung Perda 2/2026 was established, promulgated and made effective on 18 May 2026. Perda 5/2026 was established, promulgated and made effective on 5 August 2026. The official Klungkung JDIH later published the online records and signed texts in September. Regulation Watch identified the pair on 2 November as related, material regional controls for landowners and development businesses.
Perda 5/2026 links protected food farmland to the Klungkung spatial plan. Agricultural land already identified in spatial-planning documents is treated as protected until the formal designation process is completed. Formal designation involves owner outreach, an inventory of willing owners, a signed agreement and coordination at village, district and regency levels. The protected area and parcel totals follow the applicable Klungkung RTRW, while the regent may designate replacement-land reserves.
A parcel designated as protected food farmland cannot be converted for an ordinary private development. Conversion is limited to qualifying public-interest or national strategic projects and requires a strategic feasibility study, a conversion plan, acquisition of the owner's rights and replacement land. The replacement ratio is at least three times the converted area for irrigated land, twice for reclaimed swamp land and one time for other land. The process must be transparent and announced through public information channels and village or urban-village consultation.
The land rule has direct permit consequences. Communities may object to development that conflicts with the protected-land plan and may seek permit cancellation and construction stoppage. Administrative measures can include suspension, site closure, permit revocation or cancellation, demolition and restoration. The transition does not create a safe waiting period: existing spatial-plan data already controls while the regency completes its mapping and information-system adjustments by 5 August 2028.
Perda 2/2026 addresses housing and settlement public infrastructure. A developer must plan and build the required roads, drainage, wastewater, waste, water, electricity, green space and other facilities in accordance with the site plan, technical design, licences, project capacity and applicable standards. Infrastructure planning must be performed by appropriately certified personnel. The completed facilities must be transferred to the regency after the maintenance period, and staged transfer is permitted.
The housing rule also protects the continuing public function of transferred facilities. Their use and ownership status cannot be changed, and a manager may not change their designated purpose. Residents may report abandoned facilities, and the regency must follow up within 14 working days. Existing untransferred facilities are subject to a one-year government inventory, while facilities left by an unavailable or non-performing developer can be treated as abandoned and designated as regional assets.
Developers should treat the two regulations as a combined due-diligence control. Before land acquisition or marketing, confirm whether protected farmland affects the parcel and whether the development concept remains spatially lawful. Before construction and handover, reconcile every public facility with the approved plan, licences, technical standards and transfer file. A valid land certificate or project company alone does not resolve protected-land, KKPR, environmental, PBG, SLF or public-infrastructure obligations.
Required action
- For every Klungkung land acquisition or development site, obtain the current zoning and spatial-plan record and ask the competent regency office whether any parcel is recorded, proposed or formally designated as protected food farmland or replacement farmland.
- Do not rely only on the certificate, seller statement or existing use. Reconcile the parcel map, coordinates, land-office data, RTRW or RDTR layer, KKPR, agricultural-land inventory and any owner agreement used in the protected-land designation process.
- If protected agricultural land is present, stop any assumption that it can be converted for a private villa, hotel, subdivision, commercial building or other ordinary project. Obtain written confirmation of the lawful route before signing, financing, marketing or commencing works.
- For a housing or settlement project, update the site plan and technical package so roads, drainage, wastewater, waste facilities, water, electricity, green space, parking and other required facilities match the planned capacity, approved design, licences and applicable technical standards.
- Verify that the professionals responsible for public-infrastructure planning hold the required competency certificates and preserve their appointments, calculations, drawings, approvals, inspection records and as-built documents.
- Create a handover register for every completed public facility, including title and land records, maintenance-period dates, defects, repairs, as-built drawings, inspection evidence and the documents required for staged or final transfer to the Klungkung Regency Government.
- Review completed or legacy developments whose public facilities have not been transferred. Preserve evidence of the developer's status and engage the competent housing office before the facilities are treated as abandoned or designated as regional assets.
- Align sale, lease, financing and construction contracts with the protected-land and public-facility obligations, and disclose any unresolved designation, conversion, infrastructure or handover issue to buyers, tenants and lenders.