Villas for Sale in Kedungu
We find villas and land in Kedungu, check the zoning before you pay a deposit, and tell you straight when a block isn't worth it.
Zoning checked first.
We confirm what a block is zoned before you commit, and we tell you when the answer ends the deal.
Prices with dates on them.
Land per are and build cost per square metre, stated with the month and the source.
Paid by the seller.
Nothing to you as a buyer on a sourcing deal. We tell you which side we are on before you ask.
One conversation.
Direct to WhatsApp. No enquiry form, no drip sequence, no being passed between agents.
Nothing to you as a buyer on a sourcing deal. We are paid by the sell side, standard practice here, and we will tell you which side we are on before you ask.
What Land Actually Costs Here
Every price below names its source and its month, copied exactly as published:
- Freehold land along Kedungu beach: IDR 700 million to 1.2 billion per are, asking price, as of July 2025, per Bali Home Immo.
- One-bedroom leasehold villas: USD 110,000 to 200,000, lease terms around 29 years, per Kedungu Real Estate, 2025.
- Three-bedroom leasehold villas: USD 240,000 to 350,000, lease terms of 23 to 29 years, per Kedungu Real Estate, 2025.
- Nuanu's Black Sands Oasis, studio to four-bedroom leasehold: USD 109,700 to 469,200, completing Q2 2028, per New Homes Indonesia.
- Gross rental yield: 12 to 15%, projected, reported by Bali Villa Realty, 2025.
No build cost per square metre has been published specifically for this coast. Ask a builder to price your own plot rather than trust a generic Bali-wide figure that was never sampled here. Occupancy is never something we will promise, and that yield figure is one source's projection, not twelve months of booking data.
Why Zoning Splits at the Regency Line
Kedungu sits inside Kabupaten Tabanan, governed by the Tabanan RTRW 2023 to 2043 (Perda Kabupaten Tabanan No. 3 Tahun 2023, enacted 7 August 2023). Agents here still lean on a pink, yellow and green shorthand for zoning, a labelling system of their own invention rather than anything printed in the regulation itself.
Here is what each shade actually permits on the ground:
- Pink: tourism zoning, where a villa rental licence is workable.
- Yellow: residential zoning, where you can build but cannot let daily.
- Green: protected or agricultural land, where construction is banned outright.
Tabanan's own parcel-level zoning maps cover only a small share of the regency, so most Kedungu land sits under the broader provincial plan rather than a block-by-block colour map. That gap is exactly why a written check matters more here than in a fully mapped regency.
The regency line is the real mechanism, not distance from the coast. Tabanan is one of six regencies, alongside Jembrana, Buleleng, Bangli, Karangasem and Klungkung, named in Bali's 2025 moratorium on new hotel, villa and restaurant permits on productive farmland and water-absorption land. Badung was left off that list.
Then Perda Provinsi Bali No. 4 Tahun 2026, signed 24 February 2026, went further. It criminalises converting protected rice-field land into villas, bans nominee ownership schemes outright, and allows forced demolition, and it names Tabanan a priority monitoring regency.
That is not a theoretical rule:
- A Bali DPRD inspection on 28 August 2025 found that Nuanu Creative City, the largest development on this coast, included land once registered as protected rice field, plus a cliff-edge restaurant allegedly breaching setback rules and incomplete permit paperwork, per Bali Tribune.
- DPRD Tabanan separately ordered a halt to an unpermitted villa project on protected farmland in Penebel in October 2024, a regency-wide precedent for how seriously this gets enforced.
One Coast, Four Very Different Markets
Kedungu is not one village. It spans four distinct places, each with its own facts and its own page:
Belalang
Belalang is the desa that actually holds Kedungu beach, inside Banjar Kedungu, where most households once traded a local snack called kelepon at the sand. Leasehold villas from USD 110,000 sit near Downtown Kedungu and Jungle Padel, Bali's first padel club, which opened in February 2024. See villas in Belalang
Villas in Belalang →Pangkung Tibah
Pangkung Tibah is the quietest of the four: a small desa where a 2.25-hectare government beach parcel still lacked road access as of a 2020 report. No land price or rental figures have been published for it separately. See land in Pangkung Tibah
Villas in Pangkung Tibah →Nyanyi
Nyanyi carries this coast's single largest bet, the roughly US$100 million Nuanu Creative City, complete with a beach club, an international school and leasehold units from USD 109,700. That same site drew the provincial rice-field inspection above. See Nyanyi villas
Villas in Nyanyi →Beraban
Beraban holds Tanah Lot temple, which drew 1.4 million visitors and about Rp72 billion in ticket revenue in 2025, per Detik Bali. Land here runs IDR 1 to 2 billion per are, roughly double Kedungu beach, per Bali Home Immo. See Beraban listings
Villas in Beraban →Who Should Not Buy in Kedungu
Better you hear this before a deposit changes hands, not after:
Anyone counting on fast rice-field conversion.
Perda Provinsi Bali No. 4/2026 criminalises exactly that, with forced demolition on the table, and Tabanan is a named priority for monitoring.
Anyone who cannot tolerate coastal erosion.
This black-sand coastline is actively eroding from angled wave action, and no completed government mitigation project exists, only ad hoc community sea walls, per Neliti's published study.
Anyone who needs guaranteed road access.
Pangkung Tibah's own government beach parcel sat undeveloped for lack of road access as of 2020, a pattern worth checking before you buy raw land nearby.
Anyone who wants a flagship project with zero paperwork risk.
Even Nuanu, the biggest development here, was found with incomplete permit documentation by a provincial inspection in 2025.
Start With These Four Guides
Before you message us, these four pages answer the questions we get asked first:
Frequently Asked Questions About Buying in Kedungu
What Ownership Options Do Foreign Buyers Have Here?
Not freehold. Hak Milik is reserved for Indonesian citizens under the UUPA, but foreigners can hold Hak Sewa leasehold, Hak Pakai with a KITAS, or use a PT PMA to hold HGB.
What Does Land Cost in Kedungu Right Now?
Freehold asking prices run IDR 700 million to 1.2 billion per are as of July 2025, per Bali Home Immo. Leasehold villa land is priced separately, by remaining lease years.
Is Kedungu Covered by Bali's Building Moratorium?
Yes. Tabanan is one of six regencies under the 2025 provincial moratorium on new hotel, villa and restaurant permits on farmland, and a named priority regency under the 2026 rice-field law.
What Is the Risk with Rice-Field Land Near Kedungu?
Perda Provinsi Bali No. 4/2026 criminalises converting protected rice fields into villas and allows forced demolition. A provincial inspection already found a breach at Nyanyi's largest project.
What Yield Can I Expect from a Kedungu Villa?
Bali Villa Realty reports a projected gross yield of 12 to 15% here. That figure is one source's projection, not a guarantee, and we have not verified it against booking data.
Why Is Beraban Land Priced Higher Than Kedungu Beach?
Beraban's Tanah Lot micro-area runs IDR 1 to 2 billion per are versus IDR 700 million to 1.2 billion for Kedungu beach, per Bali Home Immo, purely on proximity to the temple.
Tell Us What You Are Looking For
One message, direct to us. If we know of something in Kedungu that fits your budget and your plans we will send it.
If we do not, we will tell you that instead of putting you on a list.
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