House in Tabanan-Kedungu

🇮🇩 Tabanan-Kedungu Bali houses: coastal and rice-field properties, land titles

Tabanan‑Kedungu sits on Bali’s western coast as a quieter alternative to the southern tourist belt, combining surf beaches, rice‑field views and growing infrastructure that shape demand for a House in Tabanan-Kedungu. Buyers find a market where coastal villa products, local family homes and small gated compounds coexist; each segment is influenced by geography, transport links and seasonal tourism. This guide explains the practical factors that affect buying, investing and owning a House in Tabanan-Kedungu so both private buyers and investors can make informed decisions.

🗺️ Characteristics of Tabanan-Kedungu and factors influencing buying House in Tabanan-Kedungu

Tabanan-Kedungu is a coastal locality in Tabanan Regency known for Kedungu Beach surf breaks and close proximity to the Tanah Lot temple complex, giving it a mixed tourism-and-residential profile. The area’s topography includes coastal strips, flat agricultural terraces and low hills, which influence where houses and villas are built and how easy they are to service with utilities and roads.
Climate is tropical with a defined wet season; construction standards favor raised foundations and well‑drained plots. Coastal exposure increases demand for beachfront and surf‑friendly Houses in Tabanan-Kedungu. Infrastructure improvements — including improved coastal roads and better mobile broadband coverage — are steadily raising livability and demand.
Local transport links include the main Jembrana–Denpasar coastal corridor and regional minibuses (bemo/angkot) plus private shuttle services to southern hubs. The proximity to Ngurah Rai International Airport (drive time varies with traffic) and to cultural sites increases appeal for holiday rentals and second homes.

• Key locational features driving demand:
  • Surf coastline and beach access at Kedungu Beach
  • Proximity to Tanah Lot (major tourist magnet)
  • Agricultural rice terraces and rural residential pockets

💼 Economy, tourism and how they shape the House market in Tabanan-Kedungu

Tabanan regency’s economy blends agriculture (rice, copra), local commerce and growing tourism. Kedungu benefits from visitor flows drawn by surfing, cultural tours and quieter beaches, producing seasonal rental demand and occupancy spikes during regional holidays. Business activity remains largely small to medium enterprises, guesthouses and villa management operations.
Tax conditions in Indonesia are moderate for property owners: annual PBB (land and building tax) is payable and transaction taxes apply on transfers; these factors are embedded in operating cost calculations for rental Houses in Tabanan-Kedungu. Local demand from domestic holidaymakers and expatriate long‑stay renters supports liquidity for mid‑range villas.
Market liquidity is cyclical: high season increases short-term rental income and resale interest, while low season pushes owners toward longer lets or discounted sale offers. For investors, the combination of steady domestic tourists and surf niche visitors supports rental yields and rebooking rates.

• Economic indicators relevant to buyers:
  • Primary income sources: agriculture, tourism services, villa rentals
  • Visitor profile: surf tourists, cultural day-trippers, long-stay expats
  • Typical operating costs: utilities, PBB, management fees, maintenance

💶 How much House costs in Tabanan-Kedungu

Average prices for houses and villas vary by distance to the coast, plot size and finishes. For reference, typical price brackets seen in the area are:

• By property category:

  • Starter landed house (local standard): USD 60,000–150,000 (80–180 m² plot, 60–120 m² built)
  • Mid‑range villa (2–3 bedrooms): USD 180,000–600,000 (modern finishes, private pool)
  • Luxury beachfront villa: USD 650,000–2,500,000+

• By district/zone (indicative averages):

  • Kedungu Beach coastal strip: USD 300,000–1,000,000 for quality villas
  • Kerambitan hinterland: USD 100,000–350,000 for family homes and villas
  • Tabanan town fringe: USD 80,000–300,000 for accessible houses with services

Market dynamics show steady upward pressure on coastal plots and high‑quality villas, while inland village houses remain affordable. Typical house sizes range from 60 m² for small homes to 350 m²+ for luxury villas on large plots; land prices are the principal driver of final cost.

🏘️ Which district of Tabanan-Kedungu to choose for buying House in Tabanan-Kedungu

Choice of district depends on purpose: holiday rental, long-term living, or capital appreciation. Kedungu Beach is best for surf‑oriented short‑term rentals and premium villas because of beachfront access and tourist recognition. Kerambitan offers a mix of rural tranquillity and faster appreciation when infrastructure projects arrive. Tabanan town and its immediate suburbs provide the most reliable year‑round rental demand from local residents and workers.

• Advantages by location:

  • Kedungu Beach: high tourist visibility, strong short‑letting performance, premium pricing
  • Kerambitan: lower entry prices, agricultural landscapes, growing residential communities
  • Tabanan town: better municipal services, schools, steady long‑term rental demand

• Practical considerations:

  • Transport: coastal roads vs rural lanes affect maintenance and guest access
  • Utilities: mains water and electricity more reliable near town centers
  • Popularity among foreigners: Kedungu and Tanah Lot corridor are most recognised internationally

🏗️ Developers and projects offering House in Tabanan-Kedungu

Local and regional agencies and developers operate across this corridor to deliver villa products and managed home compounds. Market participants that buyers commonly engage with include established Bali brokerages and developer contacts:

• Representative firms and agencies active in the region:
  • Ray White Bali (agency listings and developer connections)
  • Bali Sotheby’s International Realty (luxury listings and marketed villas)
  • Exotiq Property Bali (resale and new development marketing)
  • Local builders and villa contractors registered in Tabanan Regency

Developments in the area are typically boutique villa clusters, surf villas and small gated compounds rather than large masterplanned estates. Projects often include private pools, landscaping and onsite management services; buyer options commonly present turnkey finishes or shell structures for customization. Payment terms from developers may include staged payments during construction and short interest‑bearing instalments.

• Typical project features:
  • Small village compounds of 8–30 units
  • Private pools, gardens, and onsite staff accommodation
  • Developer packages: furnishing options, rental management agreements, guest handover

🏦 Mortgage and developer installment conditions for foreigners in Tabanan-Kedungu

Foreigners face limitations obtaining Indonesian bank mortgages; however, several banks extend credit under conditions, and developer instalment plans are a common alternative. Typical financing practices are:

• Bank mortgage overview:

  • Down payment: commonly 30%–50% for non‑resident foreigners
  • Loan term: 5–15 years depending on bank and borrower profile
  • Interest rates: typically around 8%–12% for local currency lending; foreign currency products vary
  • Requirements: residency permit (KITAS), proof of income, local guarantor or corporate ownership (PT PMA) in some cases

• Developer installment plans:

  • Down payment: 10%–30% at reservation
  • Construction period payments: staged milestones (foundation, slab, finishing)
  • Post‑handover: short interest‑bearing instalments up to 3–5 years are common for boutique projects

Buyers often combine a developer installment for the construction period with local bank refinancing once residency or corporate structures are in place.

📝 Step‑by‑step buying process for a House in Tabanan-Kedungu

Selection and reservation begin with viewing, negotiation and signing of a reservation agreement. Due diligence includes land title checks, verifying the certificate type (Hak Milik is restricted for foreigners; Hak Pakai or leasehold structures are used), and confirming utilities and zoning.

• Practical purchasing stages:
  • Selection and reservation: pay deposit and sign reservation agreement
  • Due diligence: verify land certificate, seller identity, village approvals and encumbrances
  • Contract and payment: execute sale‑purchase agreement (PPJB or AJB depending on title) and transfer funds through approved channels
  • Registration: notary registers transfer at BPN (National Land Agency) and pays BPHTB transfer tax

Mandatory costs and timelines:

• Transfer tax (BPHTB): generally 5% of taxable transfer value after allowances
• Notary and registration: variable but typically 1%–3% of transaction value
• Timeline: from reservation to registration normally 2–12 months depending on title complexity and foreigner permissions

⚖️ Legal aspects and ownership rules for House in Tabanan-Kedungu

Indonesian law restricts freehold ownership (Hak Milik) to Indonesian citizens. Foreigners typically acquire property via Hak Pakai (right to use), long lease agreements, or corporate ownership using a PT PMA. Buying property does not automatically grant a residence permit or citizenship.

• Key legal points:
  • Residence permit: purchase does not equal a KITAS or citizenship; visas and residency follow separate immigration procedures
  • Citizenship: there is no direct route to Indonesian citizenship through real estate investment
  • Taxes and obligations: annual PBB and income tax on rental income (progressive scale) apply; transfer taxes at sale

Contract registration and permits are handled by a notary and the BPN. Foreign buyers should engage a reputable notary and verify that any PT PMA used is properly structured for property acquisition.

🏡 Who should buy a House in Tabanan-Kedungu and for which purposes

Tabanan-Kedungu suits multiple buyer profiles. Buyers seeking a second home or seasonal residence often choose Kedungu Beach and nearby coastal pockets for surf lifestyle and holiday rental potential. Families and relocators prefer Tabanan town fringe for schools and services. Investors focused on short-term rentals choose coastal villas with professional management; long-term buy-and-hold investors may select inland houses with lower entry costs and steady domestic rental demand.

• Typical buyer scenarios:
  • Holiday rental investors: premium coastal villas in Kedungu with professional management
  • Expat relocation or retirement: larger houses near town with stable services and schools
  • Family homes: affordable houses in Kerambitan and surrounding villages

Rental yield and ROI considerations:

• Gross rental yields typically range 4%–6% for villas in this corridor; ROI after management costs can reach 6%–8% in well‑managed properties. Location, property quality and seasonality are the main determinants of net returns.

The broader Indonesian house market continues to attract buyers seeking lifestyle, rental income and capital appreciation, and Tabanan‑Kedungu’s combination of surf culture, improving infrastructure and proximity to major Balinese attractions positions houses here as a balanced opportunity for both private buyers and investors looking for diversification within Indonesia’s property landscape.