Land & zoning
Yellow zone (Kawasan Permukiman)
Жёлтая зона (Kawasan Permukiman) · Kawasan Permukiman (residential zone R1–R3)
Yellow on RTRW/RDTR maps marks Kawasan Permukiman, the residential zone, with sub-categories R1–R3 by density. Residential R3 is the most common format for villas in Ubud, with plots of 1–3 are, low-rise buildings and utilities from the neighbourhood grid.
The main buyer misconception is that "yellow means no renting". What decides is not the colour but the ITBX matrix and Article 96 of Perda Bali 2/2023. Tourism use in a residential zone is allowed under conditions, and the KKPR confirms it for a specific KBLI. DOMA verified this in the field for Ubud plots, and KBLI 55193 in a yellow zone is approved. The Mirador project sits in an R3 zone.
The opposite mistake is assuming a residential PBG is enough to rent out. It is not. Legal letting needs commercial designation in the KKPR and PBG, an NIB with KBLI 55193 and an SLF, and since 31.03.2026 platforms delist properties without them.
Read more in the blog
- Bali's yellow zone. The colour decides nothing, the KBLI inside the zone does
- Land zoning in Bali and why it comes first
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.