First came PARQ Ubud, the luxury commercial-residential hub marketed to high-end foreign tenants that was shut down by Balinese authorities. Despite its grand scale and glossy marketing, the complex had serious permit violations. Parts of it were constructed without the proper authorization, and when the government stepped in, tenants and investors found themselves locked out of their properties with little warning. Some weren’t even aware they were living in a legally compromised building.

Then came Bingin Beach, where officials identified 45 properties, from cliffside villas to homestays, all in breach of Bali zoning regulations. These weren’t minor infractions. A letter from the Bali Provincial Satpol PP (Public Order Agency), laid out evidence of violations in administrative and spatial planning laws. Now, demolition orders are underway with each building a casualty of unchecked ambition and poor due diligence.

More recently, a real estate project shut down in Cemagi. Police halted construction on a nameless beachfront hotel being built without a PBG permit despite the site already seeing significant structural progress. Inspectors shut the site down and taped off the perimeter like a crime scene, while online debates exploded over its precarious location: right at the mouth of a sacred river.

So, how does something like this even get that far? The short answer: no permits, no protection. And increasingly, no more second chances.

The Fallout of Cutting Corners

These cautionary tales are growing all too common to be classified as mere isolated misfires. They’re symptoms of a larger, growing problem. In each of these examples, one theme repeats: a disregard for Bali’s legal and cultural framework. These shortcuts are costing developers millions and deteriorating community trust.

The Bingin Beach crackdown proved that long-standing properties are not exempt from scrutiny. Some of the 45 targeted businesses had operated for years. But legality isn't retroactive and when documentation is missing or zoning has been violated, not even time can shield you.

PARQ Ubud hit harder. The scale of the project gave many the false impression of legitimacy. But grand visions can still crumble if built on legal loopholes. The damage? Financial, reputational, and in some cases, irreversible.

Cemagi serves as a stark reminder that even silent developments can attract attention, especially when built on ecologically questionable land. The missing permits, lack of commercial licenses, and dubious location created the perfect storm.

In each case, the same lesson applies: If you’re building in Bali without permits, you’re building on borrowed time. For foreign investors and developers new to Bali’s real estate landscape, these stories should hit hard. Construction shutdowns dent profits, fracture communities, erode trust, and damage the island’s reputation.

Why Proper Permits Matter

The reality is, skipping permits is a dead end, not the shortcut that most have been led to believe. Bali’s zoning system protects sacred land, cultural spaces, and community welfare. Violating it is both illegal and unethical.

Proper permits provide:

Legal security: Construction can proceed without fear of interruption or demolition.
Financial confidence: Clear documentation reassures investors and lenders, ensuring value retention.
Cultural respect: Following permit procedures acknowledges Bali’s traditions, therefore cultivating positive community relations.
Reputational strength: Responsible developers build trust with buyers, neighbors, and authorities.
Sustainable profitability: Projects built on solid legal ground benefit from stronger resale value, lower risk exposure, and long-term returns.

The Pertama Property Way: Building with Integrity

This is where trusted developers like Pertama Property stand out. At Pertama Property, integrity and expertise define their approach. Their in-house legal and permit team weave compliance into every step of development:

With a specialized KBLI license, they are officially sanctioned to manage building permits.
Their certified planners (SKA) craft architectural, structural, and MEP plans tailored for PBG/SLF approval.
Each submission follows strict criteria, minimizing the risk of delays, stoppages, or demolition.
They bring a proven track record, securing permits across villas, hotels, residences, and shophouses.
Their planners integrate local cultural considerations, warranting that their designs align with Bali’s community ethos.
Free consultations help clients understand the permit journey, ensuring no one moves forward blindly.

In an environment where the smallest oversight can lead to construction bans or demolitions, this level of precision is invaluable. It’s not just about protecting investor profits, it’s about protecting Bali itself. When the land is disrespected, everyone pays. And when it’s honoured, it gives back tenfold.

If you're looking to invest in Bali real estate, the lesson is clear: start with the right foundation. Verify zoning, secure authentic permits, and work with experts who put integrity first. Before pouring your money into paradise, make sure your foundation is solid and rooted in integrity.

Because the next project to “bite the dust” doesn’t have to be yours.

PERTAMA PROPERTYPERTAMA PROPERTY

PERTAMA PROPERTY

PERTAMA PROPERTY
PERTAMA PROPERTY