Villas for Sale in Beraban
Beraban is the largest of Kedungu's four villages, and the only one defined by a single landmark rather than its beach. Tanah Lot temple sits inside its boundary, and everything from land prices to traffic patterns here traces back to it.
Eleven Banjar, One Village Identity
A 2016 BPS projection counted 6,370 residents across 1,842 households in Beraban's 6.92 square kilometres, per Wikipedia Bali. That population sits inside 11 administrative banjar and a separate structure of 14 traditional banjar under the customary village.
Banjar Nyanyi, the easternmost of these, is covered on its own page because it carries a distinct property story: the Nuanu development. Every other banjar here sits closer to the temple than to that project.
One Temple Drives This Entire Village
Tanah Lot is why this village exists on a map at all.
The temple is traditionally attributed to the 16th-century priest Dang Hyang Nirartha, and a Japanese government loan of roughly Rp800 billion, about US$480 million, helped fund its conservation in the 1980s.
The 2025 numbers tell a mixed story
:
- 1,416,794 people visited in 2025, generating roughly Rp72 billion from ticket sales, per Detik Bali.
- That was down close to 20% on 2024, when the temple drew more than 1.7 million visitors, even though revenue climbed from roughly Rp64 billion the year before.
- The visitor mix was 52% domestic, led by East Java, Central Java, Jakarta and Yogyakarta, against 48% international, led by India and China.
- Daily footfall swings hard by season, reaching 5,800 to 6,000 in late December 2025 against a typical 2,000 to 2,500.
Land Here Costs Double What Kedungu Beach Does
Proximity to one temple sets the price.
A July 2025 guide from a Bali-wide property portal values freehold asking prices near Tanah Lot as high as IDR 2 billion per are, with a floor around IDR 1 billion. Kedungu beach itself tops out far lower, at roughly IDR 1.2 billion, with a floor near IDR 700 million.
Neither figure was sampled banjar by banjar, so treat both as a starting range rather than a quote for a specific block.
The gap between them buys a landmark, not extra amenity. Most of Tanah Lot's visitor traffic is a day trip, not an overnight stay, so that premium reflects proximity rather than a proven rental market.
Nuanu's Risk Sits Inside This Village Too
Nuanu Creative City, the roughly US$100 million development covered in full on our Nyanyi page, carries an official address of Jalan Pantai Nyanyi, Desa Beraban. That means the project, and the DPRD inspection that found rice-field conversion and a setback breach there on 28 August 2025, is administratively a Beraban matter, not a separate one.
Get any block here checked against the same rules before you assume proximity to the temple puts you outside that exposure.
Who Beraban Will Not Suit
Think twice about this village if any of the following applies to you:
- Buyers who want overnight rental demand: most of Tanah Lot's visitor volume is day-trip traffic, not guests booking a bed.
- Buyers who need a land price sampled at the banjar level: only a wider micro-area range has been published so far.
- Buyers who dislike seasonal crowding: daily visitor counts here can more than double in a single peak week.
- Buyers who want distance from Nuanu's compliance questions: its address places that project inside this same village.
Read our zoning guide for the enforcement detail behind that last point, and check the other three villages on this coast before you settle on Beraban specifically.
Frequently Asked Questions About Beraban
How Many People Live in Beraban?
A 2016 BPS projection counted 6,370 residents across 1,842 households in 6.92 square kilometres, split into 11 administrative banjar and 14 traditional ones, per Wikipedia Bali.
How Many Visitors Does Tanah Lot Get?
Tanah Lot logged 1,416,794 visitors in 2025 and pulled in roughly Rp72 billion from ticket sales, per Detik Bali. Visitor numbers were down about 20% on 2024, even as revenue climbed.
Why Did Tanah Lot's Revenue Rise While Visits Fell?
Detik Bali's 2025 figures show a shift toward a higher-spending international mix, particularly Chinese visitors, alongside a domestic majority of 52%. Fewer visits still produced more ticket revenue than 2024.
Why Is Land More Expensive in Beraban Than at Kedungu Beach?
A July 2025 pricing guide values land near the temple at up to IDR 2 billion per are, against a ceiling near IDR 1.2 billion at Kedungu beach itself. Proximity to Tanah Lot is the only reason for the gap.
Is Nuanu Actually Inside Beraban?
Yes. Nuanu's address is Jalan Pantai Nyanyi, Desa Beraban, so the project and its August 2025 zoning inspection sit administratively within this village, not a separate one.
Does Tanah Lot's Traffic Affect Villa Buyers?
Daily visits reportedly reached 5,800 to 6,000 in late December 2025, against a typical 2,000 to 2,500, per Detik Bali. That seasonal swing is worth weighing against any rental plan near the temple.
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