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Airbnb Compliance in Bali: What Every Villa Owner & Investor Needs to Know (2026)

This page explains what “Airbnb compliance Bali” actually means in practice

How licensing works, what’s owner vs manager responsibility, and how investors can protect themselves before (and after) buying.

What Airbnb (and regulators) are verifying
In Indonesia, short-term rentals are treated as an accommodation business, not merely “marketing a property online.” This is why hosts are being pushed to register properly through Indonesia’s licensing system (OSS RBA). Airbnb’s guidance also distinguishes between “low risk” and “medium-low risk” accommodation businesses and notes that some categories require more than just an NIB (for example, Standard Certificate and sanitary documents depending on the accommodation’s classification/size).

Regulatory Changes Affecting Airbnb come into effect 31st march 2026

Photo of Air BnB new compliance registration form

Since the announcement from the Bali Governor to reform the short term rental market and subsequent directives being issued to online portals such as Air BnB we have received a significant increase in enquiries from villa owners and investors regarding compliance requirements in Bali. Regulatory enforcement has tightened, booking platforms are requesting formal accommodation licensing, and many property owners are now unsure what is actually required to legally rent their villas.

What is Air Bnb seeking on their new compliance form?

  1. NIB Number (Business number issued by the government)
  2. KBLI Code (Business activity code issued by the government)

We have compiled this comprehensive guide explaining the full Bali villa compliance framework including SLF, NIB, KBLI, Pondok Wisata along with how these elements interact in practice for investors, owners, and managers.

A key factor that is often overlooked in Bali villa investments is zoning. Indonesian regulations link accommodation licensing not only to the business entity and building permits, but also to the designated land-use zone of the property.

While certain villas may obtain Pondok Wisata in residential areas, the most straightforward and lowest-risk location for short-term rental licensing in Bali remains tourism-designated (“pink”) zones.

Properties in tourism zones are generally intended for accommodation use from the outset, making licensing, platform compliance, and long-term rental legality significantly simpler. For investors considering Bali property, zoning should therefore be assessed alongside building permits and licensing readiness. A villa located in an appropriate tourism zone with completed SLF and accommodation registration will typically face far fewer compliance hurdles than a similar property in a residential or agricultural zone.

The sections below explain how Airbnb compliance works in Bali, what documentation is required, and how to confirm whether a villa is legally prepared for short-term rental operation. Bali’s short-term rental market is moving into a stricter compliance era. If you operate (or invest in) a villa that’s marketed on Airbnb, Booking.com, or other OTAs, you will increasingly be asked to prove your property is legally registered as an accommodation business in Indonesia. 

 

Why Did the Bali Governor Introduce Airbnb Compliance Rules?

The Bali government introduced stricter Airbnb and villa rental compliance requirements to address the rapid growth of unlicensed short-term rentals and protect the island’s tourism standards, tax base, and spatial planning controls.

Thousands of villas were operating commercially without accommodation zoning, tourism registration, or local tax reporting, creating unfair competition with licensed hotels and regulated villa operators. The new compliance framework ensures that only properties with correct zoning (KBLI 55 accommodation use), building approvals, and local tax registration can legally operate as tourist accommodation.

This helps restore regulatory oversight, improve safety and building standards, capture tourism tax revenue, and preserve Bali’s designated residential and agricultural zones from uncontrolled commercial conversion.

 

Why Property Investors need to Establish a Company for air bnb compliance

First and foremost, any investor intending to operate a villa as a short-term rental in Bali should establish an appropriate business entity before commencing rental activity. Indonesian regulations treat accommodation rental as a registered business activity, not merely property ownership.

Operating through a company enables the investor to obtain a Business Identification Number (NIB), register the correct accommodation classification (typically KBLI 55193 for villas), and legally obtain the required tourism licence (Pondok Wisata).It also provides a compliant structure for platform registration (Airbnb/OTAs), tax reporting, operational agreements with managers, and long-term regulatory certainty. Attempting to own short-term rentals without a properly registered entity often leads to licensing barriers, platform compliance issues, and increased legal and tax exposure.

For this reason, establishing the correct ownership and operating structure at the outset is considered best practice for Bali villa investment. 

Click here to get Bali legal support

 

how propERty zoning effects air bnb compliance

In Bali, zoning is a foundational factor in Airbnb compliance because Indonesian licensing links accommodation permits to the designated land-use classification of the property. Villas located in tourism-designated (pink) zones are intended for accommodation use, making it significantly easier to obtain the required licensing chain needed for legal short-term rental operation.

By contrast, properties in residential (yellow) zones may still obtain Pondok Wisata at residential scale but often face additional interpretation or limitations, while villas in agricultural (green) zones are generally not eligible for accommodation licensing. As booking platforms increasingly verify accommodation legality, zoning compatibility has become a critical determinant of whether a Bali villa can achieve and maintain Airbnb compliance.
 
Check property zoning on interactive map: https://app.batara.badungkab.go.id/
 
BALI PROEPRTY ZONES EXPLAINED

Pink Zone (Tourism / Pariwisata)

  • Land designated for tourism and accommodation use

  • Villas, hotels, resorts and rentals are intended uses

  • Simplest pathway for Airbnb and OTA compliance

  • Licensing chain aligns naturally (PBG → SLF → KBLI 55193 → Pondok Wisata)

  • Lowest long-term regulatory risk for investor

Yellow Zone (Residential / Perumahan)

  • Land designated primarily for residential housing

  • Some residential villas can obtain KBLI 55 codes and Pondok Wisata

  • Licensing possible but more dependent on local authority interpretation

  • SLF and tourism classification may require additional justification

  • Moderate compliance risk compared to tourism zones

Green Zone (Agriculture / Pertanian)

  • Land designated for farming and environmental protection

  • Tourism accommodation generally not permitted

  • SLF and Pondok Wisata typically not issuable for rentals

  • High enforcement and legality risk for Airbnb use

  • Not recommended for short-term rental investment

Important for investors to note:
For short-term rental villas in Bali, tourism-designated (pink) zones provide the most reliable and compliant pathway for Airbnb operation and long-term investment security.

 

How to get official confirmation for air bnb compliance (KPPR)

Before you can register or update your NIB with the Airbnb-required accommodation KBLI (such as 55130 or 55900), you must confirm that your villa’s zoning officially permits accommodation use. The easiest way to check this is by obtaining or searching for the KKPR (Validasi Kesesuaian Kegiatan Pemanfaatan Ruang) for your property.

This is the official government spatial validation that states whether activities like “rumah kos,” villa rental, or other accommodation are allowed at your exact address.

In Badung (Canggu, Seminyak, Uluwatu, etc.), you can search or apply for this zoning validation online via the official Badung portal from the link below in our resources

If your KKPR shows accommodation (KBLI 55-series) as permitted, your villa is eligible to align its NIB to Airbnb accommodation activity and proceed toward compliance steps such as NPWPD and SLF.

 

The Bali compliance STEPS explained (in plain English)

SLF (Building permit) → NIB (Business Number) + KBLI (Accommodation Activity) → Tourism certificate (Pondok Wisata)

1) Building legality: PBG and SLF

  • PBG is the building approval/permit
  • SLF (Sertifikat Laik Fungsi) confirms the building is fit and approved for use

In real-world terms: you can’t “complete” accommodation licensing if the building paperwork is not final because tourism licensing and platform compliance relies on the villa being legally recognised as fit for its intended function.

2) Business legality: NIB + KBLI

Your NIB is your business identity number, issued via OSS. Airbnb states that all hosts in Indonesia need to obtain an NIB before processing other licences.

The NIB must include the right KBLI (Indonesia’s official business activity classification).

3) Tourism legality: Pondok Wisata (tourism certificate)

On Indonesia’s OSS system, “Pondok Wisata” is an accommodation/tourism category that sits under the accommodation sector.

In practice, Pondok Wisata (and/or related tourism standard certificates) is what completes the “tourism accommodation” proof chain needed for many listings.

The most important KBLI code for Bali Airbnb villa listings is KBLI 55193 — “Vila” (Villa)

The OSS KBLI description for 55193 (Vila) states it covers lodging services for the public where the accommodation is private houses rented to tourists with facilities. This is why 55193 is the most commonly used KBLI for villa-style Airbnb listings.

 

Owner vs Manager: who should hold the AIR BNB CompliancE (NIB & KBLi)

This is the part that trips up most Bali villa property investors and where the greatest confusion exists. Many owners assume that because a professional villa manager operates the property, the manager’s company and licences can simply be used to make the villa compliant for Airbnb and other booking platforms. In practice, Indonesian accommodation regulations distinguish between the party that owns the property and the party that operates the accommodation business, and most tourism licensing including Pondok Wisata is issued against the specific villa address and linked to the property owner’s NIB and accommodation classification.

While managers may hold their own business licences for property management services, these do not automatically legalise short-term rental activity for a villa they do not own. As a result, investors often encounter compliance barriers when attempting to rely solely on a manager’s licensing structure. Understanding the distinction between ownership-based accommodation licensing and service-based management licensing is essential to structuring a Bali villa investment correctly and ensuring the property can be legally marketed on Airbnb and other OTAs.

Owner holds:

  • SLF (Building permit is tied to the property and can be held in the name of the landlord or developer)

  • NIB with KBLI 55193 (Accommodation)

  • Pondok Wisata / tourism certificate (Per villa)

Manager holds:

  • Property management / leasing / real estate service KBLI (“management code”)

  • Management agreement with owner

  • Operational processes (leasing, guest services , cleaners, maintenance, dynamic pricing, etc.)

 

biggest RISKS FOR getting air bnb compliant IS THE SLF (bUILDING PERMIT)

In many developments, the SLF is delayed because the developer controls the building certification pathway (especially when the developer is the original builder/permit holder). If SLF issuance drags, owners can be left unable to complete the tourism documentation chain needed for full OTA compliance.

If you’re buying off-plan or recently completed, make sure your contract and handover docs clearly state:

  • who is responsible for securing the SLF

  • what the timeline is

  • what remedies exist if SLF is delayed

  • whether rental marketing claims were made contingent on licensing completion

 

Investor due diligence checklist (before you buy)

If you’re investing in a Bali villa that will be marketed on Airbnb/OTAs, ask for copies of:

  1. Zoning of the property

  2. PBG (building approval)

  3. SLF (issued, not “in process”)

  4. NIB for the operating entity (owner or operator)

  5. KBLI: confirm it includes 55193 (villa) if it’s a villa rental

  6. Pondok Wisata / tourism certificate (per villa)

  7. Proof that the property’s operating location matches the licensing documents (address consistency matters)

If a seller or developer cannot supply these, the deal may still be good but you should price in:

  • Time to compliance

  • Consultant and licensing costs

  • Risk of temporary delisting from OTAs

 

How Does Airbnb Compliance Affect Bali Property Value?

Airbnb compliance has quickly become one of the biggest drivers of villa value in Bali. As regulations tighten, properties with the correct accommodation zoning (KBLI 55), tax registration (NPWPD), and operational permits such as SLF are becoming significantly more desirable to both investors and end-users.

A compliant villa can legally operate short-term rentals, access major booking platforms, and generate verified income which directly increases marketability, financing potential, and resale value. In contrast, non-compliant villas face platform restrictions, legal uncertainty, and reduced buyer demand.

As Bali moves toward regulated tourism accommodation, compliant properties are increasingly commanding price premiums and selling faster than comparable non-compliant assets.

Get in touch with Bali Villa Sales team to get more information.

 

AIR BNB BALI COMPLIANCE FAQ's AND LINKS for additonal information

Can one owner have multiple Pondok Wisata certificates?

Yes, typically each villa/address gets its own tourism certificate, while an owner can reuse the same NIB (with the right KBLI) across multiple locations, depending on how the locations are registered in OSS.

Do I need Pondok Wisata before adding KBLI 55193?

Generally, you add the accommodation KBLI to the NIB first, then complete the tourism licensing/certification steps. Airbnb also describes NIB as foundational before other licences.

Why doesn’t my real estate / management KBLI show in Airbnb compliance dropdowns?

Because Airbnb’s Indonesia compliance flow focuses on accommodation sector codes (KBLI 55xx), not real estate service codes. OSS also groups villa accommodation under the accommodation sector.

Air bnb Official resources and links

Airbnb – Hosting responsibly in Indonesia (NIB + other documents):

https://www.airbnb.com/e/ppap_indonesiahosting

Airbnb Help – Responsible hosting in Indonesia (licensing overview; links to OSS):
https://www.airbnb.com.au/help/article/3242

Search Bali address for property zoning on interactive map

https://app.batara.badungkab.go.id/

Check property zoning (KPPR)

https://pkkpr.laperon.badungkab.go.id

OSS (Online Single Submission) – Main portal:
https://oss.go.id/

OSS KBLI 55193 – Vila (official KBLI description):
https://oss.go.id/id/kbli/detail/2eebd4b4-1bf0-43eb-99de-fa767ea4fb18

OSS – Pondok Wisata page:
https://oss.go.id/en/kbli/detail/d32567c7-5935-413f-884d-939daefa0ff1

 

Need Help Getting Your Bali Villa Compliant on air bnb?

If you are currently or planning to invest in a villa in Bali and want clarity on Airbnb compliance, licensing, or zoning, we can help you assess exactly where your property stands. We assist owners in reviewing documentation, identifying compliance gaps, and mapping the fastest pathway to Air BnB readiness. Visit our professional Bali villa management service guide or Provide us with basic information below for our team to assist you.

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