Flat in Tabanan-Kedungu

🇮🇩 Tabanan-Kedungu Bali flats: coastal access, rice-field views, low-rise living

Tabanan-Kedungu is a coastal pocket of Bali where surf breaks, rice terraces and a quieter coastal lifestyle meet rising real-estate interest. Buying a flat in Tabanan-Kedungu means combining ocean access with lower entry prices than central Seminyak or Ubud, and demand is driven by short-stay rentals, expatriates seeking second homes, and local professionals commuting to Denpasar and tourist hubs. Kedungu’s coastline, proximity to Tanah Lot and improved road links shape buyer demand and the typical flat product — compact apartments, studio units and a growing number of mixed-use developments aimed at holiday rental management.

💠 Characteristics of Tabanan-Kedungu and factors influencing purchase of flat in Tabanan-Kedungu

Tabanan-Kedungu sits on Bali’s west coast with a microclimate that is slightly drier than the central highlands and cooler sea breezes at the shoreline, creating steady year-round tourism flows. The area’s geography — black-sand beaches and adjacent rice fields — limits large-scale high-rise construction, so flats are generally low-rise or part of mixed-use clusters integrated into villa developments.
Tabanan-Kedungu’s transport profile includes the main coastal arterial road linking to Mengwi and Denpasar, reducing commute times to employment centers; new bypass improvements have reduced peak-season congestion. Public transport remains minimal, so ownership demand is often paired with motorcycle or car usage and with short-term rental management that supplies transport for guests.
Tabanan-Kedungu’s urban housing market structure is dominated by small investors and owner-occupiers rather than large institutional portfolios. Demand concentrates on studios and one-bedroom flats for holiday rentals and relocations, while resale inventory often comes from private owners converting villas or building small apartment blocks.

• Key physical and lifestyle drivers: beach access, surf breaks at Kedungu, proximity to Tanah Lot, rice-field views.
• Typical flat formats: studios 28–45 m², one-bed 45–75 m², small two-bed 75–120 m².
• Market constraints: limited high-rise supply, stricter coastal zoning in parts of Tabanan, community-based land ownership patterns.

💼 Economy of Tabanan-Kedungu and its impact on the flat market in Tabanan-Kedungu

Tabanan regency blends agriculture (rice, coconut), fishing and an expanding tourism economy centered on cultural attractions like Tanah Lot temple and coastal surf spots. Tourist arrivals to West Bali are stable and repeat visitors form the backbone of holiday rental demand for flats and apartments by the coast.
Business activity in Kedungu remains small-scale: hospitality, guesthouses, surf schools and a growing food-and-beverage sector targeting both domestic and international guests. Local employment supports year-round long-stay rentals for hospitality staff and teachers, which sustains demand for affordable flats.
Taxation and costs in Indonesia affect liquidity: corporate frameworks for property management companies and VAT (PPN) on new builds influence developer pricing; BPHTB (property transfer tax) at about 5% and VAT 10% on new residential sales are standard costs buyers must account for. These fiscal factors moderate resale turnover and favor buyers who can cover transactional taxes.

• Economic drivers: tourism, agriculture, small-business hospitality.
• Fiscal impacts: BPHTB ~5%, VAT 10% on new apartments, annual PBB usually under 0.1% of assessed value.
• Liquidity effect: steady seasonal rental but lower institutional investor presence compared with central Bali.

💶 How much Flat costs in Tabanan-Kedungu

Prices for a flat in Tabanan-Kedungu vary by proximity to the beach, finishing level and whether the unit is new build or resale. Per-square-metre pricing typically ranges between IDR 15 million and IDR 30 million per m² depending on location and amenities. A compact studio (28–40 m²) commonly sells for IDR 600 million–1.2 billion, while one-bedroom flats (45–75 m²) range IDR 900 million–2.4 billion. Two-bedroom units or larger serviced-apartment formats command IDR 1.8 billion–4.5 billion where sea views and proximity to Tanah Lot are present.
Market dynamics show stronger price growth and faster turnover in coastal pockets and where operator-managed short-stay services exist. Resale flat in Tabanan-Kedungu often trades at a premium if furnished and covered by a rental management contract.

• Prices by district (typical ranges):
  • Kedungu (beachfront / immediate coast): IDR 1.0–4.5 billion per unit.
  • Cemagi (nearby coastal stretch): IDR 800 million–2.0 billion.
  • Seseh / Pererenan fringe: IDR 700 million–2.2 billion.
• Prices by property category:
  • Studio (28–40 m²): IDR 600M–1.2B.
  • 1-bedroom (45–75 m²): IDR 900M–2.4B.
  • 2-bedroom (75–120 m²): IDR 1.8B–4.5B.
• Market trends: greater demand for managed units, steady seasonal rental revenue, selective capital growth in beachfront pockets.

🎯 Which district of Tabanan-Kedungu to choose for buying flat in Tabanan-Kedungu

Kedungu proper is the logical choice for buyers prioritizing surf access and beachside leisure. Units closest to Kedungu Beach command higher nightly rates for vacation rentals and are popular with surfers and international repeat visitors. Infrastructure here includes local warungs, surf schools and basic medical clinics within short drive.
Cemagi and Pererenan (bordering Tabanan’s coastline) offer a balance of quieter community life and increasing boutique hospitality. These areas attract buyers seeking a second home with rice-field views and easier access to larger food and retail offerings in Canggu. Rental demand is split between short-term holiday lets and expatriate long-stays.
Seseh and the Tanah Lot hinterland are attractive for those who want cultural tourism proximity and calmer coastal stretches. Pricing here can be marginally lower for comparable flat sizes, with steady long-term occupancy from domestic tourists and regional weekenders.

• Best districts and their advantages:
  • Kedungu: highest short-stay rental yield, surf access, premium pricing.
  • Cemagi: mid-range price, rice-field views, growing café scene.
  • Pererenan/Seseh fringe: balance of community living and accessibility to Canggu amenities.
  • Tanah Lot hinterland (Beraban / Kerambitan): cultural tourism, more stable long-term occupancy.

🏗️ Leading developers, agencies and projects in Tabanan-Kedungu where flat is represented

Major branded high-rise condominium developers are scarce inside Kedungu; the market is served mainly by local boutique developers and regional agencies that structure strata-title or Hak Pakai apartments and mixed-use projects. Real estate agencies active in the area include Ray White Bali, Harcourts Purba and Exotiq Property Bali, which list flats, serviced apartments and managed rental products.
Smaller Bali-based development groups and investor-builders create low-rise apartment blocks, often marketed as serviced units for holiday rental. Buyers should expect developer offerings to be sold with PPN (VAT) and flexible payment plans rather than large-brand warranties.
Where projects are part of resort complexes, international hospitality operators sometimes handle day-to-day management though ownership remains local. Search listings with established agencies above to identify resale flat in Tabanan-Kedungu and developer inventory.

• Agencies and market facilitators:
  • Ray White Bali — sales and management of villas and apartments.
  • Harcourts Purba — local listings and due-diligence support.
  • Exotiq Property Bali — marketed flats and serviced-apartment options.
• Project types commonly available: small apartment blocks (10–40 units), mixed-use podiums, serviced-apartment wings in boutique resorts.
• Typical developer features: furnished units, rental management packages, staged handover, VAT (PPN) on new sales.

🏦 Mortgage and installment options for foreigners in Tabanan-Kedungu

Foreigners should be prepared that Indonesian banks are selective with mortgage lending. Banks that historically provide mortgages in Indonesia include Bank Mandiri, BCA, BNI and CIMB Niaga, but for non-residents lending is often restricted or conditional on residency status (KITAS/KITAP) or corporate collateral. Down payments of 30–50% are common for foreign borrowers and maximum tenors are usually 5–10 years for non-citizens. Interest rates vary but a practical range is around 8–12% per annum depending on bank pricing and macro conditions.
Developer installment plans are common for flats in Tabanan-Kedungu: short-term interest-free schedules for construction periods (commonly 6–24 months) or longer developer financing with moderate interest for up to 3–5 years. Installment programs often require an initial booking deposit (IDR 10–50 million) followed by staged payments linked to construction milestones.

• Banks potentially involved: Bank Mandiri, BCA, BNI, CIMB Niaga, Bank Danamon.
• Typical mortgage terms for foreigners: down payment 30–50%, tenor 5–10 years, interest 8–12%.
• Developer plans: interest-free 6–24 months, extended 3–5 years with modest interest, bookings from IDR 10M–50M.

📝 Step-by-step process of buying flat in Tabanan-Kedungu

Start by shortlisting flats with established local agencies and inspecting titles and strata division. Step one is property selection and a reservation agreement that usually requires a non-refundable deposit to hold the unit.
Next is due diligence: verify land status, strata title (Sertifikat Strata Title or Hak Pakai over the apartment), developer permits (IMB for building), and confirm VAT and BPHTB calculations; engage a notary/PPAT to review. A proper legal check identifies zoning, encumbrances and ensures the unit can be registered under the right ownership status for foreigners.
Contract execution involves signing the sale contract (often called SPK or Perjanjian Jual Beli) followed by the Notary drawing the AJB (Akta Jual Beli) and registering the transaction at BPN (National Land Agency). Buyers pay BPHTB (~5%), notary/PPAT fees (commonly 0.5–1.5% of value), and VAT (10% on new builds) where applicable. Transfer and registration timelines typically range from a few weeks to several months depending on developer completion.

• Typical sequence: selection → reservation → due diligence → SPK → AJB at Notary/PPAT → BPN registration.
• Mandatory costs: BPHTB ~5%, VAT 10% on new flats, notary/registration 0.5–1.5%, agent commission and legal fees variable.
• Practical timelines: reservation immediate, contract 2–4 weeks, registration 1–3 months depending on documentation completeness.

⚖️ Legal aspects of owning flat in Tabanan-Kedungu

Foreign ownership in Indonesia is constrained: you cannot acquire Hak Milik (freehold title) directly as a foreigner. Foreign buyers can obtain apartments under Hak Pakai (Right to Use) or use an Indonesian legal entity (PT PMA) for certain property types, with strata-title rules applying to apartment units. Legal transfer requires notarised AJB and registration at BPN, and strata units must be recorded in common land records.
Taxation and reporting obligations include BPHTB on transfer, VAT on new developments, annual PBB (property tax) and income tax on rental revenue. Non-resident rental income is typically subject to final withholding tax around 20%, while residents follow progressive income tax rates; capital gains are taxed as ordinary income if not otherwise exempted.
Residence permit and citizenship: purchasing a flat in Tabanan-Kedungu does not automatically grant a residence permit or citizenship. Residence permits in Indonesia are issued via employment, investment visa routes or retiree visas and require separate legal processes; citizenship requires long-term residency and formal naturalisation steps.

• Ownership vehicles: Hak Pakai, PT PMA (where applicable), strata-title registration.
• Taxes to expect: BPHTB ~5% on transfer, VAT 10% on new builds, PBB annually low (~0.1%), income withholding for rentals.
• Residency/citizenship: no automatic visa or citizenship via flat purchase, separate visa/investment requirements apply.

🏘️ Which buying-purpose fits a flat in Tabanan-Kedungu

For living and relocation, flats near Kedungu beach suit those seeking coastal life with surf and slower pace; one-bed flats with 45–75 m² are typical owner-occupied formats. For seasonal residence or a second home, Pererenan-fringe and Cemagi provide quieter rice-field views while remaining close to Canggu amenities.
For rental and investment, short-term holiday lets are the strongest use-case in Kedungu: furnished studios and one-bed flats managed by local agencies deliver the best immediate cashflow. Expected gross rental yields for holiday rental models range from 5–9% depending on occupancy; net yields after management and taxes commonly range 3–6%. Premium segment investments (sea-view flats with high-end fit-outs) target higher nightly rates but require higher entry prices.

• Use-case mapping:
  • Living / Relocation: Kedungu fringe, one-bed flats, asset held long-term.
  • Seasonal / Second home: Cemagi, Pererenan fringe, owners using intermittently.
  • Rental / Investment: Coastal Kedungu flats, managed short-stay; ROI and rental yield depend on furnishing and management.
  • Family / long-term stay: larger two-bed flats near local schools and health clinics in Kerambitan/Tanah Lot hinterland.

The flat market in Bali’s west coastal pockets like Tabanan-Kedungu is shaped by tourism resilience, constrained supply and practical ownership structures that favor small investors and lifestyle buyers; those trends suggest continued interest from buyers seeking beachfront access at lower entry price points than central tourist hubs, while regulatory clarity around foreign ownership and sensible due diligence remain decisive for successful purchase.