Kedungu Land Prices

Two Land Prices That Answer Different Questions

Bali Home Immo's July 2025 guide gives a separate range for freehold beachfront land: IDR 700 million per are at the low end, up to IDR 1.2 billion at the top. That figure is roughly two orders of magnitude above Bali Villa Realty's per-are number for the same year.

Neither source explains its method in enough detail to say for certain why the two figures sit so far apart. The likely answer is that they are pricing different things:

• Bali Home Immo appears to price freehold land sold outright.
• Bali Villa Realty's growth series looks closer to an annualised leasehold rate.
• A Harcourts Purba Bali listing for raw land in Nyanyi priced leasehold ground at roughly IDR 10 million per are for each year left on the lease, which lands near Bali Villa Realty's figure.

Ask any seller whether their quote is a freehold sale price or an annual leasehold rate before you set it against either range above.

What Named Listings Are Actually Asking

Named listings from Kedungu Real Estate show what finished stock costs more clearly than a raw land figure ever will:

• Villa Taman, a one-bedroom, asks USD 200,000 on a 29-year term.
• Rumah Residensial Marie, two bedrooms, asks USD 224,000 on a 25-year term.
• Three-bedroom stock spans USD 240,000 to USD 350,000 across several listings, on lease lengths of roughly 23 to 29 years.
• Nuanu's Black Sands Oasis starts at USD 109,700 for a studio and runs to USD 469,200 for a four-bedroom unit, per New Homes Indonesia.

Every listing above sits on leasehold ground. Freehold villa stock at these prices does not turn up anywhere in this coast's research.

Nuanu's own pricing works out to roughly USD 2,308 to 3,837 per square metre across 31 to 160 square metres, ahead of a Q2 2028 handover.

Construction Costs Still Carry No Local Data

No build-cost figure has been sampled specifically for Kedungu, Nyanyi, Beraban or Pangkung Tibah. That gap is real, not something we are choosing to leave out.

Bali-wide guides from 2026 offer some context instead:

• Rumavi puts tiered villa construction at roughly IDR 6 million to 15 million per square metre, from a minimalist finish up to a luxury one.
• That figure was never sampled on this coast, so treat it as background rather than a number to build a budget on.

Get a written quote from a builder who already works in Kediri district before you commit to a figure sourced anywhere else.

How Kedungu Compares on Price

A three-bedroom villa here runs to USD 350,000 against roughly USD 620,000 for an equivalent property in Canggu, according to Bali Villa Realty's own 2025 comparison. That gap is most of the argument for buyers priced out of Badung.

The same source sums up who is actually buying and renting here:

• Surfers, wellness travellers and digital nomads.
• Couples and families looking for a quieter alternative to Canggu.

Fewer beach clubs and less nightlife sit behind that lower price point, alongside a coast still building out its infrastructure.

Turning These Figures Into a Decision

A number without context is how buyers overpay, so run every figure above through this check before you act on it:

• Ask whether a land quote is a freehold sale price or an annualised leasehold rate.
• Get a written build quote from a Kediri-based builder rather than leaning on a Bali-wide average.
• Confirm what a parcel is actually zoned for before you price what you could build or rent, covered on our zoning guide.
• Weigh a leasehold villa's remaining years against its asking price on our leasehold versus freehold page.