Kedungu vs Pererenan vs Kaba Kaba
Two of these three villages sit in the same regency, under the same rules, and the third does not, and that line matters more than any distance on a map. Kedungu and Kaba Kaba both fall inside Kecamatan Kediri, Kabupaten Tabanan. Pererenan sits across the boundary in Kabupaten Badung.
Three Corridors, Two Regulatory Worlds
Here is how the three compare on the facts that actually move a purchase decision:
| Metric | Kedungu | Pererenan | Kaba Kaba |
|---|---|---|---|
| Regency and district | Tabanan, Kediri | Badung, Mengwi | Tabanan, Kediri |
| Land per are | Up to IDR 1.2 billion, floor near IDR 700 million, freehold asking price, July 2025 (Bali Home Immo) | IDR 25 to 56.6 million per year of leasehold, sampled from 2-3 listings, mid-2025 (Seraya Amaya Estates) | USD 12,562 to 23,000 per are, back-calculated from two live listings, September 2026 (Bali Exception) |
| Dominant rental type | Not sourced: no rent or daily-rate figures were published for this coast | Short-term, projected gross yield 10 to 18% per BaliRelocation, 12 to 16% per Magnum Estate, both 2026 | Long-stay and lifestyle, no booking-platform data found (The Bali Homes) |
| Zoning authority | Tabanan RTRW 2023-2043, Perda Kabupaten Tabanan No. 3/2023 | Badung RDTR for the Mengwi planning region, Perbup Badung No. 34/2022 | Tabanan RTRW, currently Perda No. 11/2012, under active revision |
| Flood or enforcement event | Nuanu site toured by DPRD 28 August 2025, farmland and setback questions raised | 48 buildings demolished at Bingin, Pecatu, 21 July 2025, under Badung's enforcement regime | Six-regency construction moratorium reinstated 15 to 19 September 2025, after flooding |
| Transport or road fact | Jalan Pantai Kedungu is the sole access road to the beach and its venues | Not sourced from the market, zoning or administrative blocks used for this page | About 10 to 15 minutes from Canggu, per agents' own framing (The Bali Homes) |
What Land Actually Costs in Each
None of these three numbers answer the same question, and that is the point worth sitting with before you compare them. Kedungu's figure is a freehold asking price for beachfront land, while Pererenan's is an annual leasehold rate, not a sale price at all.
Kaba Kaba's number sits on shakier ground still: it is back-calculated from just two live listings on one agency's site.
Treat every one of these as a conversation starter, never a quote. A leasehold rate of IDR 25 to 56.6 million per are per year in Pererenan cannot be stacked directly against a freehold asking range in Kedungu without first asking what right you would actually be buying.
Where Enforcement Has Actually Landed
Regulatory risk shows up differently in each place. Kedungu's exposure centres on one project: Bali's DPRD toured Nuanu on 28 August 2025 and raised questions over converted farmland and a cliff-top building inside the setback line, per Bali Tribune.
Pererenan sits inside Badung's own enforcement pattern rather than a farmland moratorium. Governments demolished 48 illegal buildings at nearby Bingin in July 2025, and a separate DPRD inspection targeted a Canggu villa over a river-setback breach in October 2025, both under the same regency regime that covers Pererenan's beach and river setbacks.
Kaba Kaba shares that same exposure directly: both sit inside the six-regency moratorium that Governor Koster reinstated in September 2025 after flooding, and both fall under the 2026 provincial law that criminalises rice-field conversion.
Who Each Corridor Suits
Kedungu Suits Tabanan-Priced Patience
Buyers comfortable with thinner published data, and with prices set by Tabanan's regulatory environment rather than Badung's, will find Kedungu's entry point lower than either neighbour on a freehold basis.
Kedungu Will Not Suit Fast Movers
Anyone wanting a quick rental income projection has little to work with here: no rent or daily-rate figures exist for this coast at all.
Pererenan Suits Proven Rental Income
Buyers who want a documented short-term rental case, backed by actual yield ranges and annual rent figures, will find more to work with in Pererenan than in either Tabanan village.
Pererenan Will Not Suit Bargain Hunters
Badung's land and villa prices sit well above Tabanan's, and Pererenan carries its own share of the regency's active setback enforcement.
Kaba Kaba Suits Long-Stay Lifestyle Buyers
Agents consistently frame demand here as long-stay and rice-field views at a discount to Canggu, not short-term tourism, which suits a buyer planning to live in the property.
Kaba Kaba Will Not Suit Yield Chasers
No occupancy or booking-platform data exists for this village, so anyone modelling a short-term rental income has nothing published here to anchor a projection.
The Plain Recommendation by Buyer Type
A first-time overseas buyer wanting the lowest entry cost and comfortable doing extra diligence: look at Kedungu or Kaba Kaba first, and get every zoning claim checked before you commit.
An investor who needs a rental case they can actually model: Pererenan currently has the most published yield and rent data of the three, even after accounting for how widely those projections vary.
A buyer planning to live in the property rather than rent it out: Kaba Kaba's long-stay positioning and lower land costs fit that use better than a short-term rental corridor built around beach clubs and daily letting.
A buyer who wants to avoid any regency under active farmland scrutiny: none of the three is fully clear of it, but Pererenan's Badung location sits outside the six-regency moratorium that directly affects both Tabanan villages.
Frequently Asked Questions About the Three Corridors
Are Kedungu and Kaba Kaba Under the Same Rules?
Yes. Both sit in Kecamatan Kediri, Kabupaten Tabanan, so the same regency RTRW, the same provincial rice-field protections and the same six-regency moratorium apply to both.
Why Isn't Pererenan Under the Same Moratorium?
Pererenan sits in Badung Regency, one of three regencies left out of the 2025 provincial construction moratorium on agricultural land. Tabanan, home to Kedungu and Kaba Kaba, is on the list.
Which of the Three Has the Cheapest Land?
No single figure compares cleanly. Kaba Kaba's back-calculated per-are range sits lowest, but each area's numbers use a different basis, so treat this as a starting point, not a ranking.
Where Has Enforcement Actually Happened Recently?
Kedungu's Nuanu project was inspected in August 2025 over rice-field conversion. Pererenan's regency saw 48 buildings demolished at Bingin in July 2025, under the same Badung enforcement regime.
Which Area Has the Most Proven Rental Market?
Pererenan, on the figures gathered here. It carries both long-term rent data and projected short-term yields, while Kedungu and Kaba Kaba have little or no published rental data.
Can I Compare These Land Prices Directly?
Not safely. One figure is an annual leasehold rate, one is back-calculated from two live listings, and none is a formal government survey, so treat every number as a starting point.
Read our zoning guide to check what a block permits, and see the full land-price breakdown behind the numbers used on this page.
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