Bali Villa Compliance Checklist 2026
Use this checklist to verify if your Bali villa meets all 2026 requirements. Each item links to detailed guides.
March 31, 2026 Deadline
Properties without NIB + tourism license (Sertifikat Standar or Pondok Wisata) will be removed from Airbnb and other platforms.
✅ Zoning Compliance
| Check | Status | If Missing |
|---|---|---|
| □ Property coordinates verified | Get exact lat/long | |
| □ Zone identified (Pink/Red/Yellow/Green) | Check BATARA/GISTARU | |
| □ Zone permits rental activity | Read: Zoning Guide | |
| □ License type confirmed | Verify with DPMPTSP |
Zone Quick Reference
| Zone | Map Color | Short-Term Rental |
|---|---|---|
Tourism | Pink | PermittedSertifikat Standar + Pondok Wisata available |
Commercial | Red | PermittedSertifikat Standar + Pondok Wisata available |
Residential | Yellow | ProhibitedPondok Wisata only (check locally) |
Agricultural | Green | ProhibitedNO rental — ever |
Conservation | Blue | ProhibitedNO rental — ever |
If Green/Blue zone: No legal rental path exists. Consider long-term rental or sale.
✅ Building Permits
| Check | Status | If Missing |
|---|---|---|
| □ PBG (Building Approval) exists | Apply via SIMBG | |
| □ PBG in current owner's name | Transfer required | |
| □ SLF (Function Certificate) exists | Apply after inspection | |
| □ SLF is current (not expired) | Renew (5 years for commercial) | |
| □ Building matches approved plans | Remediate modifications |
Permit Details: Read: Permit Requirements 2026
Current Costs (January 2026):
| Permit | Cost | Timeline |
|---|---|---|
| PBG (residential) | €1,400-3,400 | 3-6 weeks |
| SLF (residential) | €450-1,400 | 3-5 weeks |
✅ Business Licenses (Required for OTA Listings)
| Check | Status | If Missing |
|---|---|---|
| □ NIB (Business ID) obtained | Register at oss.go.id | |
| □ Tourism KBLI code registered | Add via OSS | |
| □ Sertifikat Standar OR Pondok Wisata | Apply at DPMPTSP | |
| □ License uploaded to Airbnb | Add in host dashboard |
License Types:
| License | For | Zones | Cost |
|---|---|---|---|
| Sertifikat Standar (KBLI 55193) | Villa rental business | Pink, Red | €285-680 |
| Pondok Wisata (KBLI 55130) | Small homestay (≤10 rooms) | Pink, Red, Yellow* | €170-450 |
*Yellow zone availability varies by kabupaten.
✅ Ownership & Title
| Check | Status | If Missing |
|---|---|---|
| □ Land certificate verified at BPN | Submit verification | |
| □ Owner matches seller identity | Investigate | |
| □ No encumbrances or liens | Require release | |
| □ No nominee arrangement | Restructure legally |
Ownership Guide: Read: Can a Foreigner Own a Villa?
✅ Tax Compliance
| Check | Status | If Missing |
|---|---|---|
| □ NPWP (Tax ID) registered | Register at tax office | |
| □ Income tax rate determined | 10% resident / 20% non-resident | |
| □ PBB (Property tax) current | Pay at tax office | |
| □ Revenue reporting established | Monthly or annual filing |
Tax Guide: Read: Airbnb Costs & Taxes
📅 March 2026 Deadline Checklist
To Keep Your Airbnb Listing Active
All items must be completed before March 31, 2026.
| Requirement | Deadline | Status |
|---|---|---|
| □ NIB obtained | Before March 31 | |
| □ Sertifikat Standar or Pondok Wisata | Before March 31 | |
| □ Documents uploaded to platform | Before March 31 | |
| □ Property in compliant zone | Permanent | |
| □ PBG and SLF valid | Permanent |
Deadline Details: Read: Airbnb Deadline March 2026
🚨 Red Flags — Stop Immediately
| Red Flag | Risk | Action |
|---|---|---|
| Property in Green/Blue zone | 🔴 Critical | No rental possible |
| Nominee arrangement | 🔴 Critical | Illegal |
| No original certificates | 🔴 Critical | Possible fraud |
| No PBG | 🟠 High | May be non-compliant |
| PBG but no SLF | 🟡 Medium | Investigate |
⏱️ Timeline: How Long Does Compliance Take?
| Starting Point | Time Needed | March 2026 Feasible? |
|---|---|---|
| Have PBG + SLF, need licenses | 3-6 weeks | ✅ Yes |
| Have PBG, need SLF + licenses | 6-10 weeks | ⚠️ Maybe |
| No permits at all | 12-20 weeks | ❌ Unlikely |
| Wrong zone | N/A | ❌ Never |
📞 Who to Contact
| Need | Contact | Website |
|---|---|---|
| Zoning verification | Local DPMPTSP | — |
| Building permits | SIMBG | simbg.pu.go.id |
| Business license (NIB) | OSS | oss.go.id |
| Land verification | BPN | — |
| Tax registration | Kantor Pajak | pajak.go.id |
Related Guides
- Bali Property Zoning Explained →
- What Permits Do I Need? →
- Airbnb Deadline March 2026 →
- Can a Foreigner Own a Villa? →
- Airbnb Costs & Taxes →
- Due Diligence Guide →
Last updated: January 29, 2026. Requirements change frequently. Verify with local authorities.
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