Apartment 1BR in Nuanu
Tanah Lot · 1 bedroom
Rp 2.448.933.435
Areas
Kedungu Off-Plan Villas: Projects, Prices and Leases
24 off-plan homes in Kedungu, Tabanan, on 29 October 2026: USD 89,000 to 446,129, mostly 2-bedroom leaseholds of about 30 years, and the projects.
Published 29 October 2026 · Updated 2 November 2026 · 3 min read
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Where Kedungu is
Kedungu is a black-sand surf beach and its villages on the Tabanan coast, in Belalang village, Kediri district, west of Tanah Lot and of Nuanu. It is quieter than Canggu and Pererenan to the east, and most of what is being built is small villa clusters among rice fields and near the beach. Rice fields bring a zoning question: check that the plot is zoned for housing before you reserve, as the zoning guide explains.
Property for sale in Tabanan
See all 42 →- 7% below the median price of 8 similar leasehold 1-bd homes in Tabanan (±30% size, lease 20.3–33.8 yrs): Rp 2.629.000.000.
Villa 2BR in Nyanyi
Nyanyi · 2 bedrooms
30% below the median price of 9 similar freehold 2-bd ±1 homes in Tabanan (±50% size): Rp 8.217.000.000.Rp 5.750.458.510
Villa 3BR in Nyanyi
Nyanyi · 3 bedrooms
36% below the median price of 8 similar freehold 3-bd ±1 homes in Tabanan (±50% size): Rp 11.103.000.000.Rp 7.074.696.589
What is for sale off-plan
The 24 off-plan homes are listed by two of Baliestate's partner agencies (18 and 6); none was listed by both. Twenty are villas and four apartments.
| Off-plan, Kedungu | |
|---|---|
| Homes listed | 24 |
| Price range | USD 89,000 to USD 446,129 |
| Median price | USD 240,000 (IDR 4.36bn) |
| 2-bedroom: median price and size | USD 240,000, 102.5 m² (10) |
| Studios and 1-bedroom | 6 homes, from USD 89,000 |
| 3-bedroom | 6 homes, too few for a median |
| Per m² of building | IDR 38.4m (24); completed villas in Tabanan IDR 32.2m (45) |
| Tenure | 18 leasehold (median 30 years), 2 freehold, 4 not stated |
The projects
One partner agency lists five Kedungu projects. Its listings do not name the developers; ask for the company and check it before paying a deposit.
| Project | Homes | From | Handover | Tenure |
|---|---|---|---|---|
| Boutique residences: an aparthotel near the beach | 58 | USD 96,200 | Q2 2027 | Leasehold to 2053, about 26 years from handover |
| Beachside resort villas | 22 | USD 180,353 | About 12 months after construction starts | 30 + 30-year leasehold, or freehold |
| Surf-coast pool villas | 4 | USD 235,000 to USD 288,000 | Q4 2026 | 31-year leasehold |
| Gated garden villas, 5.8 ha | Not stated | Price to confirm | To be confirmed | To be confirmed |
| Rice-field pool villas | Not stated | Price to confirm | To be confirmed | To be confirmed |
Before you reserve
- Freehold: a foreigner cannot hold Hak Milik land. A villa offered as freehold is held as Hak Pakai with a KITAS or KITAP, or through a PT PMA; ask which, and what it costs.
- Zoning: rice fields near the coast may be green zone. Ask for the plot's zoning (KKPR) and the PBG building permit in writing.
- Handover tied to a construction start: ask when construction starts, and what happens to your money if it does not.
- Lease start: ask whether the lease runs from signing or from handover.
Common questions
How much is an off-plan villa in Kedungu?
On 29 October 2026, 24 off-plan homes in Kedungu asked USD 89,000 to USD 446,129, median USD 240,000. A 2-bedroom villa asked a median USD 240,000 for 102.5 m² (10 homes).
Are Kedungu off-plan villas freehold or leasehold?
Mostly leasehold: 18 of 24 off-plan homes stated a lease, median 30 years; 2 were freehold and 4 did not state it. A foreigner holds freehold land as Hak Pakai or through a PT PMA, not in their own name.
Where is Kedungu?
On the Tabanan coast west of Tanah Lot, in Belalang village, Kediri district: a black-sand surf beach about an hour's drive from the airport, quieter than Canggu and Pererenan.
Looking for a home in Bali?
Tell the Baliestate assistant your budget and dates. It replies in minutes with homes that fit and books the viewings.
Counts, ranges and medians from the active listings of Baliestate's partner agencies on 29 October 2026 that name Kedungu in the title, sub-area or neighbourhood; Tabanan's completed-villa median over the regency. Projects as their listings state them. Asking prices, not transactions. General information, not legal or financial advice.
Sources and further reading
Related guides
- Nuanu Villas for Sale: Off-Plan Projects in Nuanu Creative City
- Where to Find Off-Plan Villa Projects in Bali
- Zoning in Bali: green belt, residential and why it decides everything
- How to Check a Bali Villa Developer Before You Buy Off-Plan
- Buying off-plan in Bali without getting burned
- Hak Pakai: the right-to-use title foreigners can hold