Kedungu · Frontier

Kedungu property for sale: a Tabanan surf spot with a 3–5 year horizon

Our catalog lists 12 properties in Kedungu, 8 villas and 4 apartment listings, priced from Rp 1.58 bn to Rp 13.27 bn. Of these, 1 is a completed home, ready to move in. Kedungu is a surf spot in Tabanan with its first cafés and residences, and it makes sense on a three-to-five-year horizon. Buyers pick apartments in complexes that hold a hotel license.

  • Nightly rate≈ Rp 1.6 million, our model
  • Market noteland cheaper than Badung; a 3–5 year horizon
  • Entry pricefrom Rp 1.58 bn
  • Properties listed12
See properties in Kedungu
Kedungu, Bali
Kedungu · Bali

In short

Kedungu is for patient money: a lower entry in exchange for a longer wait. Prices run Rp 1.95–8.85 bn, roughly half to two-thirds of what Canggu's core asks. We model apartments at about Rp 1.6 million a night and 70% occupancy, which nets 6–8% a year after costs.

Gusti Ayu

Is Kedungu the right area for you?

Gusti Ayu will send villas and prices in Kedungu for your budget on WhatsApp.

Who it suits

Who Kedungu works for

For rental income

Works best inside a complex with a hotel license, a pool and a gym, which give guests a reason to come this far.

To live in

Surf cafés by day, a village at night. Suits people who want the waves and don't need Canggu's nightlife, twenty-five minutes away.

For resale

A bet on the area maturing over three to five years. We leave the promised toll road and rail line out of the price, since neither has dates or land allocated.

Rental market

The rental market in Kedungu

There's no AirROI sample for Kedungu yet. Our model puts apartments at about Rp 1.6 million a night, below Badung rates, and holds the base case at 70% occupancy.

At that rate an apartment nets 6–8% a year after costs. The lower entry price does most of the work.

Area guide

How we look at Kedungu

Kedungu is the next beach past Nyanyi in Tabanan. It has surf cafés and the first residences but no dense construction yet, which keeps entry well below the core.

We pick projects with their own anchor, such as a pool, a gym or a complex-wide license. The model runs on the area as it stands today, not on infrastructure plans.

Properties

12 properties in Kedungu

Prices are developer list prices, and the developer pays our commission. Units with numbers show net income after the management company, taxes and vacant nights.

All Kedungu listings in the catalog →

The numbers

What you net in Kedungu

The base case assumes 70% occupancy. The nightly rate is our estimate for the area and property type, not a developer promise.

PropertyPriceNightly rateNet per year% of pricePayback period
Kedungu 1BR Terrace1 bedroom · 43.5 m²Rp 2.25 bnRp 1.2 millionRp 176 million7.9%12.7 years
Kedungu Baza Honeymoon Suite1 bedroom · 87.4 m²Rp 3.72 bnRp 2.0 millionRp 290 million7.8%12.8 years
Kedungu Baza Studio SMTStudio · 29.4 m²Rp 1.64 bnRp 1.1 millionRp 151 million9.2%10.8 years
Four Palms Villas2 bedrooms · 127–138 m²Rp 4.16 bnRp 2.7 millionRp 391 million9.4%10.7 years
Four Palms Villas · 2BR villa2 bedrooms · 128 m²Rp 4.16 bnRp 2.7 millionRp 391 million9.4%10.7 years

These numbers are a Rise Real Bali estimate based on AirROI benchmarks (trailing 12 months) and developer data. They are not an income guarantee. Each unit page has the full model with three scenarios. Our method and what we don't guarantee are explained under legal information.

Developers

Developers building in Kedungu

Companies from our directory with projects in this area. We list what they build, not how we rate them.

All developers →

Guides

Worth reading before you buy in Kedungu

Law, yields and the local market: the material our own numbers rely on.

All guides →

Straight answers

Questions about Kedungu

Don't see your answer here? Ask us on WhatsApp. We reply in writing, no sales calls.

How far is Kedungu from Canggu?

Twenty-five minutes by scooter. For a guest that's no longer Canggu. For an investor it means paying half to two-thirds of Canggu prices.

What does a complex hotel license give me?

The right to rent units by the night legally without a separate license for each one. We check how your right to rent appears in the contract.

What do Kedungu apartments net?

About 6–8% net after costs, at a rate near Rp 1.6 million and 70% occupancy. Tabanan rates run below Badung, and so does the entry price.

Nearby

Neighboring areas

All areas →

Frontier

Nyanyi · Nuanu

— a night · — occupancy

Area guide

Growth ring

Pererenan

Rp 3 million a night · 45–48% occupancy

Area guide

Core market

Canggu

Rp 3.9 million a night · 37.5% occupancy

Area guide

Gusti AyuBroker · Rise Real Bali
On WhatsApp

Hi, I'm Gusti. Want to hear about new launches before they go public?

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