How many storeys can you build on Bali? 15 m generally, 1 storey in a major temple's core zone
Pasal 100 counts that height to the line where the wall meets the sloping roof, so a pitched ridge may sit above 15 m and still comply. Pasal 58 holds Bedugul-Pancasari and Kintamani to two floors, or 8 m. In a tourism zone the act leaves intensity to the regency's RTRW and RDTR, which we did not open.
The number
Peraturan Daerah Provinsi Bali 2/2023 caps building height at 15 m, measured to where the wall meets the sloping roof. Inside the core zone around a Pura kahyangan jagat, Perda 2/2023 holds every building but the temple to one storey. In a tourism zone Perda 2/2023 sends intensity to the regency's RTRW and RDTR, which we did not open.
Sources accessed 29/09/2026
Three storeys are not what stops a villa on Bali. Our own arithmetic, at an assumed 3 m floor to floor: three storeys reach about 9 m, inside the plan’s 15 m.Estimate Two other clauses of the same plan cap storeys outright.
What does the plan cap, and how is it measured?
Pasal 100(2) of Peraturan Daerah Provinsi Bali 2/2023 limits building height generally to 15 m above the land the building stands on.1Lembaran Daerah Provinsi Bali, Last reviewed Pasal 100(3) counts it from the ground to where the vertical plane of the structure meets the sloping plane of the roof, to leave room for Balinese roof forms.1Lembaran Daerah Provinsi Bali, Last reviewed A pitched ridge can therefore rise past the mark while the building complies.
Pasal 100(1) calls what it sets an arahan ketinggian bangunan, a height direction for the province, and Pasal 100(2) states that direction as the 15 m maximum.1Lembaran Daerah Provinsi Bali, Last reviewed What a direction does to one permit we did not settle.
The province’s spatial-planning portal, reviewing maximum and minimum height on 5 December 2025, reads that maximum as a coconut tree’s height and as 4 to 5 floors, and mentions neither Pasal 100 by number nor the one-storey rule.2Sistem Informasi Wilayah dan Tata Ruang Bali, Pemerintah Provinsi Bali, Last reviewed The word kelapa is absent from Perda 2/2023.1Lembaran Daerah Provinsi Bali, Last reviewed The buildings Pasal 100(4) lets exceed 15 m include no dwelling, hotel or shop, and letter i is the only one the clause itself caps: a hospital, at 5 floors. Letters a to h carry no numeric limit, and letter j leaves other special buildings in special areas to a future Peraturan Gubernur.1Lembaran Daerah Provinsi Bali, Last reviewedWhere does the plan say one storey?
Around a major temple, not every temple. Pasal 85 of Perda 2/2023, another arahan, gives the core zone of a Kawasan Tempat Suci around a Pura kahyangan jagat to the temple and its appurtenances, forest, farmland, green space, spiritual use, heritage buildings and the caretaker households already settled there — a new dwelling is not on that list — and holds anything but the temple and its appurtenances to “tidak lebih dari satu lantai”, not more than one storey, unless it uses levels descending below the ground floor.1Lembaran Daerah Provinsi Bali, Last reviewed
What binds an ordinary villa plot?
In a tourism zone, Pasal 95 of Perda 2/2023 caps an accommodation business at 50% ground coverage and 15 m, leaving the rest to the regency’s RTRW and RDTR.1Lembaran Daerah Provinsi Bali, Last reviewed In Bedugul-Pancasari and Kintamani, Pasal 58 of the same plan is sharper: two floors, or 8 m.1Lembaran Daerah Provinsi Bali, Last reviewedWhere we may be wrong
The figure a permit officer applies comes from the regency’s detailed plan, and we opened none. That is a gap in our reading, not in the record: the two regency legal databases did refuse us — jdih.badungkab.go.id never answered on 27 or 29 September 2026, and jdih.gianyarkab.go.id returned a 403 — but the province publishes a collection of adopted regency plans on the same portal this piece already cites, and we did not open it. So what we cannot say is what Badung or Gianyar has adopted, which plots sit in a core zone, or whether a regency may be looser than the province for a dwelling. Settling that needs a regency RDTR intensity table, and one is reachable.
Which temples generate a core zone at provincial level is narrower than it sounds: Pasal 85 delineates such an area only from 6.25 ha upward, and sends smaller ones to the regency plans.1Lembaran Daerah Provinsi Bali, Last reviewed A village temple down a lane is a regency question.
How a flat-roofed rooftop terrace is measured we cannot say: no sloping plane stops the count, and the Penjelasan prints “cukup jelas” against Pasal 100 as against almost every article. We found no implementing guidance, and did not look for a Peraturan Gubernur under that item.
A PancarPOS report of 12 April 2026 paraphrases the rector of Universitas Dwijendra reading Perda 4/2026 as momentum to consolidate Bali’s spatial policy, naming building height one of the strategic issues that consolidation raises and, in that context, calling for a kajian ulang of Pasal 100. Neither proposition is quoted directly.3PancarPOS, Last reviewed A proposal is not an amendment, and we have not read 4/2026 itself. The province’s legal database held no text of it when the desk searched on 8 September 2026.4Pemerintah Provinsi Bali, Last reviewed The national register refused us again on 29 September 2026, so we cannot prove Pasal 100 stands unamended.
We read the plan on 29 September 2026 in an archived copy of the official salinan, promulgated 9 March 2023 and in force since.
Sources
- Peraturan Daerah Provinsi Bali Nomor 2 Tahun 2023 tentang Rencana Tata Ruang Wilayah Provinsi Bali Tahun 2023-2043 — Lembaran Daerah Provinsi Bali · archived copy A · primary source · accessed
- Ketentuan Ketinggian Maksimum dan Minimum Bangunan di Provinsi Bali: Harmonisasi Regulasi Teknis dan Filosofi Tri Hita Karana — Sistem Informasi Wilayah dan Tata Ruang Bali, Pemerintah Provinsi Bali B · accessed
- Wacana Tinjau Kembali Aturan Ketinggian Bangunan di Bali — PancarPOS B · accessed
- JDIH Provinsi Bali (Jaringan Dokumentasi dan Informasi Hukum) — Pemerintah Provinsi Bali A · primary source · accessed
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