How Sangkara’s Legal Framework Prevents Costly Land Disputes

Land disputes in Bali have evolved into a systemic hurdle that can paralyze investor capital within days if not mitigated with precise legal strategies. Throughout 2025 and into early 2026, the Island of the Gods has witnessed several high-profile cases, ranging from overlapping land claims in Jimbaran involving discrepancies between indigenous community data and National Land Agency (BPN) certificates, to the exposure of land mafia syndicates in Buleleng that exploit administrative loopholes in vacant plots. This phenomenon is further complicated by the dynamic interplay between state law and the existence of Druwe Desa (ancestral village land), where a property may appear clean on a certificate at the land office but harbor latent conflicts with local communities regarding boundaries or sacred designations. Such uncertainties often lead to protracted litigation or even the forced closure of villa operations by authorities, ultimately resulting in total financial loss for asset owners who neglect the critical aspects of radical due diligence.

In response to these rising conflicts, the Bali Provincial Government has tightened regulations through the implementation of Regional Regulation (Perda) No. 4 of 2019 concerning Customary Villages and the strengthening of digital spatial planning integration. The latest rules now mandate that every land transaction undergo a rigorous verification process involving the Bendesa Adat (Traditional Village Head) to ensure that the land is not under any customary dispute. Furthermore, the synchronization between the Online Single Submission (OSS) system and the Detailed Spatial Planning (RDTR) ensures that Building Approvals (PBG) are only issued if the land ownership status is absolutely validated and located in the correct zoning, such as the Pink Zone for commercial use. The government’s move to accelerate the transition to electronic land certificates also serves as a new defensive wall to eliminate the practice of double certification, which has long been the root cause of land disputes in Bali.

As a form of strategic protection, Sangkara emphasizes the importance of preventative education for every investor to adopt the principle of "Verification Before Execution" to avoid dispute traps in the future. Avoiding a dispute begins with conducting a forensic audit of the land’s history—not just looking at the physical certificate, but checking for blocking records at the BPN and performing a professional land survey witnessed by neighboring property owners. Sangkara educates asset owners to never leave land neglected; physical possession through fencing, installing permanent boundary markers, and routine monitoring are crucial steps to prevent unilateral encroachment claims. By ensuring that every legal step is conducted through a credible Notary/PPAT and complies with government zoning laws, investors are not just buying a piece of land; they are purchasing peace of mind and the sustainability of profits protected by permanent legal force.

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