Land & zoning
Setbacks (sempadan)
Отступы (sempadan) · Garis sempadan (setback lines)
Sempadan is a setback line set by building rules. Bali applies setbacks from the sea (usually 100 m from the high-tide line), from rivers (10–100 m depending on width and embankment), from cliffs and ravines (by slope height), from roads (by class) and from temples, up to "sacred zones" of hundreds of metres around major pura.
Why does it matter in Ubud specifically? The best view plots sit on rivers and canyons. A cliff setback can be 2–3 times the slope height, and on a 1.5-are plot the buildable footprint shrinks to where a two-bedroom villa with a pool no longer fits. It is one of the four reasons a KKPR is refused even in the "right" zone.
Check a topographic survey with levels, the distance to the slope edge and river measured on site, and that the PBG footprint matches the actual setbacks.
Read more in the blog
- Climate risk by location in Bali and what to check before buying a villa
- Bali Villa Due Diligence, or How to Legally Verify the Property and the Deal Before You Buy
Related terms
Updated 2026-09-20. Not a public offer. Regulations change, so we cite enacted acts only and update the entry when they do.
We'll match a villa to your brief
Tell us your budget and goal and we'll send a shortlist with prices, floor plans and a yield calculation. No pushy calls.