The island
Kabupaten Gianyar, Bali: offices, BPHTB and spatial plans
Everything this guide already publishes about this area, in one place. Each part comes from the page or the map where it is kept, with its source.
Offices: Kabupaten Gianyar
The public offices a buyer or builder deals with in this kabupaten or kota, with the address each office publishes. Opening hours and addresses change: check the office's site or call before you go.
- Land office (BPN)ATR/BPN land administration. The kabupaten and kota land offices issue certificates and register land rights.Kantor Pertanahan Kabupaten Gianyar (opens in a new tab)Jl. Astina Sel. No.3, Abianbase, Kec. Gianyar, Kabupaten Gianyar, Bali 80515Source, checked 1 October 2026 (opens in a new tab)
- Licensing office (DPMPTSP)Business licences through OSS and help with permit applications.Dinas Penanaman Modal dan Pelayanan Terpadu Satu Pintu Kabupaten Gianyar (opens in a new tab)Jl. Raya Buruan, Buruan, Kec. Blahbatuh, Kabupaten Gianyar, Bali 80581Phone: (0361) 2017300Source, checked 1 October 2026 (opens in a new tab)
- Building approval (PBG and SLF)Technical review of the building approval and the certificate of fitness for use, through SIMBG.Dinas Pekerjaan Umum dan Penataan Ruang Kabupaten Gianyar (opens in a new tab)Jl. Raya Bona Gg. Mawar No.2, Bitera, Kec. Gianyar, Kabupaten Gianyar, Bali 80581Phone: (0361) 944997Source, checked 1 October 2026 (opens in a new tab)
- Majelis Desa AdatThe council of the customary villages (desa adat) for this area.Majelis Desa Adat Kabupaten GianyarJalan Ksatrian GianyarSource, checked 1 October 2026 (opens in a new tab)
- Public service mall (MPP)One building with counters of several offices. Check which counters it has before you go.Mal Pelayanan Publik Kabupaten Gianyar (opens in a new tab)Jl. Raya Buruan, Buruan, Kec. Blahbatuh, Kabupaten Gianyar, Bali 80581Counters confirmed here: Land office (BPN), Licensing office (DPMPTSP), Building approval (PBG and SLF). There may be others.Phone: (0361) 2017300Source, checked 2 October 2026 (opens in a new tab)
BPHTB in Kabupaten Gianyar
The buyer's duty on acquiring land or a building (BPHTB) here, from the table on the taxes and costs page. Every kabupaten and kota in Bali sets BPHTB at 5 percent with a tax free amount of Rp80,000,000 for a buyer's first acquisition there. Inheritance and gifts within the family have their own lower rates or higher tax free amounts in each regulation.
| Kabupaten or kota | Rate | Tax free amount (NPOPTKP) | Regulation |
|---|---|---|---|
| Kabupaten Gianyar | 5% | Rp80,000,000 | Perda Kab. Gianyar 7/2023 |
- Kabupaten or kota
- Kabupaten Gianyar
- Rate
- 5%
- Tax free amount (NPOPTKP)
- Rp80,000,000
- Regulation
- Perda Kab. Gianyar 7/2023
- BPHTB in each kabupaten and kota 6 October 2026
Spatial plans
The spatial plans (RTRW and RDTR) the map lists for this area, with a link to the text of each.
- RDTR Kecamatan Ubud, Perbup Gianyar 7/2023 (opens in a new tab)Detailed spatial plan (RDTR). Integrated with OSS. Text: JDIH Gianyar. Adopted 28 February 2023.
- RDTR Kecamatan Sukawati, Perbup Gianyar 24/2023 (opens in a new tab)Detailed spatial plan (RDTR). Integrated with OSS. Text: JDIH Gianyar. Adopted 25 May 2023.
- RDTR Kecamatan Payangan, Perbup Gianyar 23/2023 (opens in a new tab)Detailed spatial plan (RDTR). Integrated with OSS. Text: JDIH Gianyar. Adopted 25 May 2023.
- RDTR Kecamatan Tegallalang, Perbup Gianyar 1/2024 (opens in a new tab)Detailed spatial plan (RDTR). Integrated with OSS. Text: JDIH Gianyar. Adopted 18 January 2024.
- RDTR Kecamatan Blahbatuh, Perbup Gianyar 39/2024 (opens in a new tab)Detailed spatial plan (RDTR). Integrated with OSS. Text: JDIH Gianyar. Adopted 9 September 2024.
- RDTR Kecamatan Gianyar, Perbup Gianyar 41/2024 (opens in a new tab)Detailed spatial plan (RDTR). Integrated with OSS. Text: JDIH Gianyar. Adopted 9 September 2024.
- RDTR Kecamatan Tampaksiring, Perbup Gianyar 7/2025 (opens in a new tab)Detailed spatial plan (RDTR). Integrated with OSS. Text: JDIH Gianyar. Adopted 4 February 2025.
- RTRW Kabupaten Gianyar 2023-2043, Perda Gianyar 2/2023 (opens in a new tab)Spatial plan of the whole kabupaten (RTRW). Text: peraturan.bpk.go.id. Adopted 27 February 2023.
- GISTARU RTR Online (opens in a new tab)The ATR/BPN viewer of the spatial plans, including the RDTR where one is published.
- GISTARU RDTR Interaktif (opens in a new tab)The ATR/BPN viewer for detailed plans (RDTR), where a plan has been loaded into it.
Detailed plans (RDTR): status
Adopted RDTR cover 100.00 % of Kabupaten Gianyar (36,431 of 36,431 ha, the register's own calculation).
The register lists no other plan in preparation for this area.
Where to go next
The guide's pages to read before you sign, and the map opened on this area.
- Map: Kabupaten GianyarKabupaten, kecamatan and desa boundaries in Bali, protected rice fields (LSD) and an indicative 100 m coastal strip. General information, not legal advice.
- Check a property: seven stepsSeven checks to do before you sign for land or a villa in Bali, with the official services that help you check them.
- Building permits: KKPR, PBG, SLFWhat Indonesian law asks for when you build a house in Bali: KKPR, PBG and SLF, deadlines, leased land, building without PBG, old IMB, Bali height and setbacks.
- Zones and map coloursWhat the zone codes and colours of Indonesian spatial plans mean, how to read the table of allowed uses, and where to look up a plot. General information.
- Taxes and costs of buyingTaxes and fees of buying, leasing or building in Bali: BPHTB, PPh, VAT, PPAT and notary caps, land office fees and times, PBB, the electronic certificate.
- Disputes and complaintsWhere to take a land dispute or complaint in Bali: land office, courts, Ombudsman, police, notary, developer, desa adat. Deadlines, limits and gaps in the law.
- When offices are closedNational holidays, joint leave days and Bali holy days when government offices may be closed, for planning deeds, land checks and permits.
- Glossary of Bali property termsPlain definitions of the Indonesian land, permit, tax and customary village terms in Bali property deals, from AJB to zonasi, with the law behind each.