The island
Kabupaten Karangasem, 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 Karangasem
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 Karangasem (opens in a new tab)Jalan Jendral Sudirman Nomor 12A, Kelurahan Karangasem-Kecamatan KarangasemSource, 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 Karangasem (opens in a new tab)Jalan Gajah Mada, Gedung Pusat Seni dan Kerajinan Tradisional, Lantai 1, AmlapuraPhone: (0363) 23564Source, 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, Perumahan Rakyat dan Kawasan Permukiman Kabupaten KarangasemSource, 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 (MDA) Kabupaten KarangasemSource, 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.MPP KarangasemCounters confirmed here: Licensing office (DPMPTSP). There may be others.Source, checked 2 October 2026 (opens in a new tab)
BPHTB in Kabupaten Karangasem
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 Karangasem | 5% | Rp80,000,000 | Perda Kab. Karangasem 8/2023 |
- Kabupaten or kota
- Kabupaten Karangasem
- Rate
- 5%
- Tax free amount (NPOPTKP)
- Rp80,000,000
- Regulation
- Perda Kab. Karangasem 8/2023
- 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 Kawasan Perkotaan Amlapura, Perbup Karangasem 6/2023 (opens in a new tab)Detailed spatial plan (RDTR), covers part of this area. Not yet integrated with OSS. Text: JDIH Karangasem. Adopted 1 March 2023.
- RDTR WP Karangasem, Perbup Karangasem 5/2024 (opens in a new tab)Detailed spatial plan (RDTR). Integrated with OSS. Text: JDIH Karangasem. Adopted 1 April 2024.
- RDTR WP Kecamatan Abang, Perbup Karangasem 13/2025 (opens in a new tab)Detailed spatial plan (RDTR). Not yet integrated with OSS. Text: JDIH Karangasem. Adopted 28 April 2025.
- RDTR Kecamatan Sidemen, Perbup Karangasem 14/2025 (opens in a new tab)Detailed spatial plan (RDTR). Not yet integrated with OSS. Text: JDIH Karangasem. Adopted 28 April 2025.
- RTRW Kabupaten Karangasem 2012-2032, Perda Karangasem 17/2012 (diubah Perda 17/2020) (opens in a new tab)Spatial plan of the whole kabupaten (RTRW). Text of the 2020 amendment: JDIH Karangasem; the original Perda 17/2012 was adopted on 17 December 2012. Under revision (provincial register of 24 September 2026). Adopted 23 December 2020.
- RTRW Kabupaten Karangasem 2012-2032, Perda Karangasem 17/2012 (original text) (opens in a new tab)Spatial plan of the whole kabupaten (RTRW), the original text that the 2020 amendment changed. Text: JDIH Karangasem. Adopted 17 December 2012.
- 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 22.75 % of Kabupaten Karangasem (19,102 of 83,932 ha, the register's own calculation). The register lists these plans as in preparation or under revision.
| Plan, as the register names it | Stage | Date |
|---|---|---|
| RDTR WP Kubu | On hold until the kabupaten spatial plan (RTRW) is revised | date not stated |
| RDTR Kecamatan Bebandem | Ministry technical assistance (Bantek) in budget year 2026 | date not stated |
| RDTR Kecamatan Manggis | On hold until the kabupaten spatial plan (RTRW) is revised | date not stated |
| RDTR Kecamatan Selat | Ministry technical assistance (Bantek) in budget year 2026 | date not stated |
| RDTR Kecamatan Rendang | Ministry technical assistance (Bantek) in budget year 2026 | date not stated |
- Plan, as the register names it
- RDTR WP Kubu
- Stage
- On hold until the kabupaten spatial plan (RTRW) is revised
- Date
- date not stated
- Plan, as the register names it
- RDTR Kecamatan Bebandem
- Stage
- Ministry technical assistance (Bantek) in budget year 2026
- Date
- date not stated
- Plan, as the register names it
- RDTR Kecamatan Manggis
- Stage
- On hold until the kabupaten spatial plan (RTRW) is revised
- Date
- date not stated
- Plan, as the register names it
- RDTR Kecamatan Selat
- Stage
- Ministry technical assistance (Bantek) in budget year 2026
- Date
- date not stated
- Plan, as the register names it
- RDTR Kecamatan Rendang
- Stage
- Ministry technical assistance (Bantek) in budget year 2026
- Date
- date not stated
Where to go next
The guide's pages to read before you sign, and the map opened on this area.
- Map: Kabupaten KarangasemKabupaten, 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.