A PBG and SLF in Ubud are handled by Gianyar regency, not Badung. Gianyar has its own regional regulation on buildings, its own regulation on the PBG retribution that replaced the old IMB retribution rules, and its own one-stop licensing office (DPMPTSP Kabupaten Gianyar), to which the regent has delegated licensing authority. Land matters go to Gianyar's own land office. If you have built or bought in Canggu before, expect the same national process through SIMBG, with Gianyar's people and Gianyar's rates.
Cost: the retribution follows Gianyar's own regulation; the SLF certificate is free by regulation. See PBG and SLF cost.
The Ubud landscape and the permit
Ubud's appeal is the land itself: rice terraces, river valleys and jungle edges. That same landscape is what the spatial plan protects.
- Rice fields. Agricultural land is often held as a green zone, where building is heavily restricted. A view over the terraces is fine; building on them may not be.
- Valley edges. Sloping plots need a soil report and an engineer's structural design.
- Access. Many plots are reached along narrow paths. Legal access is part of land due diligence.
Retreats, guesthouses and rental villas
Yoga retreats, homestays, guesthouses and rental villas all earn income, so each needs an SLF on top of its PBG, renewed on the 5 year cycle for non-residential buildings. A guesthouse also needs a fire safety plan in the PBG file. The licence for the business depends on the SLF; see villa business licensing.
Land deeds in Gianyar
A PPAT can only make land deeds for land inside the regency where they are licensed. Ubud land needs a Gianyar PPAT, and a deed made outside that appointment is rejected by the land office. Our Kerobokan office handles Badung directly and coordinates with Gianyar counterparts for Ubud land.
Steps for an Ubud project
- Confirm the plot is in Gianyar and read its zoning.
- Check the certificate at Gianyar's land office, the owner and the heirs.
- Soil report and certified drawings.
- PBG through SIMBG, reviewed in Gianyar.
- Build to plan, then SLF after audit and inspection.
Each regency runs its own office, so for land outside Gianyar see building permits in Bali.
