Regulating Short-Term Rentals in Bali: A Tourism Justice Analysis of Housing Affordability and Local Residents' Rights

I Wayan Agung Krisna

doi:10.65815/391rym67

Authors

I Wayan Agung Krisna Universitas Udayana Author

DOI:

https://doi.org/10.65815/391rym67

Keywords:

Short-term rentals, Bali, housing justice, tourism regulation, local residents

Abstract

The rapid growth of short-term rental accommodation has transformed residential areas in Bali into increasingly commercialized tourism spaces. While digital platforms and short-term rentals create income opportunities for property owners and expand accommodation choices for visitors, they may also contribute to rising housing costs, reduced long-term rental supply, and displacement of local residents. This article examines short-term rental regulation in Bali from a tourism justice perspective. Using normative juridical research and policy analysis, the study evaluates tourism licensing, land-use regulation, housing protection, local government authority, and platform-based accommodation governance. The article argues that tourism regulation should account for the cumulative impact of short-term rentals on residents' access to affordable and adequate housing. Unregulated conversion of residential properties into tourist accommodation may transfer the social costs of tourism onto local communities while concentrating commercial benefits among property owners and tourism platforms. The study proposes a regulatory framework combining licensing, zoning, registration, taxation, occupancy limits, and transparent platform reporting. Regulation should distinguish between community-based home sharing and large-scale commercial short-term rental operations. A housing justice approach would allow Bali to retain the economic benefits of tourism while preventing excessive commercialization from undermining residents' ability to live in and remain within their communities.

Downloads

Download data is not yet available.

References

Aalbers, Manuel B. 2016. The Financialization of Housing: A Political Economy Approach. London: Routledge.

Aritenang, Adiwan F., and Shafa Kamila Putri Setiawan. 2024. “CHSE Readiness in the New Normal Era (Case Study: Airbnb Owners in Denpasar City, Bali).” ASEAN Journal on Hospitality and Tourism 22 (2): 141–164. https://doi.org/10.5614/ajht.2024.22.2.02.

Benítez-Aurioles, Beatriz, and Iis Tussyadiah. 2021. “What Airbnb Really Does to the Housing Market.” Annals of Tourism Research 90: 103104.

Bhaskara, Gde Indra. 2018. “Airbnb di Bali: Identifikasi Ulasan Online Wisatawan Asing melalui Metode Netnography.” Jurnal Master Pariwisata (JUMPA) 5 (1): 27–56. https://doi.org/10.24843/JUMPA.2018.v05.i01.p02.

Celata, Filippo, and Alessio Romano. 2022. “A Tale of Two Cities: Airbnb and the Touristification of Rome and Milan.” Cities 123: 103585.

Cocola-Gant, Agustin, and Ana Gago. 2021. “Airbnb, Buy-to-Let Investment and Tourism-Driven Displacement: A Case Study in Lisbon.” Environment and Planning A: Economy and Space 53 (7): 1671–1688. https://doi.org/10.1177/0308518X19869012.

Garay-Tamajón, Lluís, Josep Lladós-Masllorens, Antoni Meseguer-Artola, and Soledad Morales-Pérez. 2022. “Analyzing the Influence of Short-Term Rental Platforms on Housing Affordability in Global Urban Destination Neighborhoods.” Tourism Geographies 24 (4–5): 753–775. https://doi.org/10.1177/14673584211057568.

Ganapati, I Dewa Gede, Tatan Sukwika, and Yohanes Sulistyadi. 2021. “Analisis Dampak Platform Peer-To-Peer Airbnb terhadap Usaha Perhotelan Konvensional di Provinsi Bali.” Jurnal Kepariwisataan: Destinasi, Hospitalitas dan Perjalanan 5 (1). https://doi.org/10.34013/jk.v5i1.340.

Guttentag, Daniel. 2015. “Airbnb: Disruptive Innovation and the Rise of an Informal Tourism Accommodation Sector.” Current Issues in Tourism 18 (12): 1192–1217.

Guttentag, Daniel. 2019. “Progress on Airbnb: A Literature Review.” Journal of Hospitality and Tourism Technology 10 (4): 814–844.

Lee, Seonjin, and Hany Kim. 2023. “Four Shades of Airbnb and Its Impact on Locals: A Spatiotemporal Analysis of Airbnb, Rent, Housing Prices, and Gentrification.” Tourism Management Perspectives 49: 101192. https://doi.org/10.1016/j.tmp.2023.101192.

Valente, Riccardo, Anna Bornioli, Susan Vermeulen, and Antonio Paolo Russo. 2023. “Short-Term Rentals and Long-Term Residence in Amsterdam and Barcelona: A Comparative Outlook.” Cities 137: 104252. https://doi.org/10.1016/j.cities.2023.104252.

Wachsmuth, David, and Alexander Weisler. 2018. “Airbnb and the Rent Gap: Gentrification through the Sharing Economy.” Environment and Planning A: Economy and Space 50 (6): 1147–1170.

Zervas, Georgios, Davide Proserpio, and John W. Byers. 2017. “The Rise of the Sharing Economy: Estimating the Impact of Airbnb on the Hotel Industry.” Journal of Marketing Research 54 (5): 687–705.

Legal Sources

Indonesia. Undang-Undang Dasar Negara Republik Indonesia Tahun 1945.

Indonesia. Undang-Undang Nomor 1 Tahun 2011 tentang Perumahan dan Kawasan Permukiman, sebagaimana telah diubah antara lain dengan Undang-Undang Nomor 6 Tahun 2023.

Indonesia. Undang-Undang Nomor 10 Tahun 2009 tentang Kepariwisataan, sebagaimana telah diubah terakhir dengan Undang-Undang Nomor 18 Tahun 2025.

Indonesia. Undang-Undang Nomor 26 Tahun 2007 tentang Penataan Ruang, sebagaimana telah diubah melalui peraturan perundang-undangan terkait Cipta Kerja.

Indonesia. Undang-Undang Nomor 23 Tahun 2014 tentang Pemerintahan Daerah, sebagaimana telah diubah terakhir melalui peraturan perundang-undangan terkait.

Provinsi Bali. Peraturan Daerah Provinsi Bali Nomor 5 Tahun 2020 tentang Standar Penyelenggaraan Kepariwisataan Budaya Bali.

Provinsi Bali. Peraturan Gubernur Bali Nomor 52 Tahun 2021 tentang Peraturan Pelaksanaan Peraturan Daerah Provinsi Bali Nomor 5 Tahun 2020 tentang Standar Penyelenggaraan Kepariwisataan Budaya Bali.