KEDUNGU · ID RR-1042

Kedungu Baza

Kedungu Baza is a 58-unit surf residence three minutes from Kedungu beach, with studios and one-bedroom apartments from Rp 1.58 bn. Owners share a 25-meter infinity pool, a two-floor gym, a surf shop and a café. The lease runs 30 + 30 years, handover is set for Q1 2027, and one hotel license covers the whole complex.

Property

What you get

Kedungu is the next surf beach west of Nyanyi and Nuanu City, in Tabanan regency. Think black sand, a steady break and rice fields running almost to the water. Buyers priced out of Canggu keep drifting here, and land still costs less than in Badung. Kedungu Baza puts 58 units three minutes from the sand.

In a young area, evenings are the weak spot. The residence covers them on site with a 25-meter infinity pool, a two-level gym, a café and a surf shop. Units come fully furnished, and the furniture list goes into your contract.

The plot is in the pink tourism zone, and one hotel license covers the whole complex. That makes short-term rental legal for every unit at once, not owner by owner, which is rare at this stage. The lease runs 30 + 30 years from the land lease date, so about 27 years of the first term remain at handover. Before any deposit we look at the developer's record on this project, the sales pace and the building approval (PBG).

Developer: Bali Baza, all projects and terms

Developer price list

Kedungu Baza: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

Type	Size	Bedrooms	Price	The numbers
Studio SMT	29.3-32.5 m²	studio	Rp 1.64 bn	with numbers →
1BR ALT (terrace)	43.5 m²	1	Rp 2.25 bn	with numbers →
Honeymoon Suite HMT	87.4 m²	1	Rp 3.72 bn	with numbers →

Figures follow the developer's current price sheet. The table lists three layouts out of six, and on reservation we recheck price and availability. Ask in the chat and we'll send the rest with plans.

Ownership

Ownership & what you actually get

Each unit is a Hak Sewa leasehold: 30 years plus a 30-year extension, notarized in your own name or in a company you own. The first term started with the land lease, which leaves about 27 years once the building opens. You sign a reservation, then a PPJB. The certificate of occupancy (SLF) comes with the keys.

Ownership and permits: Kedungu Baza
Form of ownership	Leasehold (Hak Sewa)Foreigners can't hold freehold (Hak Milik) in their own name. The legal routes are leasehold, a right-to-use title (Hak Pakai) for residents with a stay permit, and a foreign-owned company (PT PMA) holding a right to build (HGB).
Lease term	Hak Sewa 30 + 30 yearsThe clock starts on the land lease date. By the time the developer hands over the building, roughly 27 years of the first period are left.
Zoning	Pink, tourism with a hotel licenseThe developer states it. We match it against the Tabanan RDTR in the OSS system.
Building approval (PBG)	Asking for a copyConstruction is underway, so the approval should already exist. We get its number and a copy before you pay a deposit.
Certificate of occupancy (SLF)	At handoverWithout an SLF the regency won't issue a rental license (NIB). That's why the handover payment goes against the document pack and not a calendar date.
Short-term rental license (NIB)	Through the complex's licenseThe hotel license covers the units. We check how the paperwork gives each owner the right to rent out a unit.
Indonesian nominee	Not usedPutting the property in a local person's name is a criminal risk under Perda 4/2026, and you can lose the asset in a dispute. We don't handle these deals.
Developer escrow	None, the market works without itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handover	Full, Q1 2027The furniture and appliance list becomes an appendix to the contract.

Before you pay a deposit, we check the land, the permits and who is selling, then hand you a written report that lists anything still open.

Gusti AyuBroker · Rise Real Bali

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Hi, I'm Gusti. Want the full price list and payment plan for Kedungu Baza?

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Terms

Kedungu Baza payment schedule

ReservationYou place a deposit to hold a unit, and we're still getting the amount from the developer.
Construction stagesTranches follow the building's progress on the developer's schedule.
HandoverYou make the last payment against the full set of documents.

We're confirming the stage plan in the developer's offer, then we write it into the PPJB.

Location

Location: Kedungu, Tabanan

Surfers know Kedungu as the beach after Nyanyi and Nuanu City, with rice paddies behind the sand and Canggu 25 minutes away. Land costs less than in Badung, but for shops, schools and clinics you still drive toward Canggu.

Kedungu Baza apartment living room looking out over the fields — Kedungu · Tabanan · 3 min to the beach

Kedungu Beach3 min
Nuanu≈ 10 min
Canggu≈ 25 min
Ngurah Rai Airport≈ 1 h

Tabanan grows in Canggu's wake, with nightly rates below Uluwatu and occupancy near 50%. Apartments this close to the beach get a modeled rate of Rp 1.3 million per night.

Kedungu, Tabanan · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

7sights
5hotels
2restaurants
1beach

Closest places

Swell Hotel, Pool & Barhotel · 9 m
Ombakhotel · 89 m
Tipsy Pigsrestaurant · 120 m
Pantai Kedungusight · 330 m
Pantai Kadungabeach · 365 m
Nirjharahotel · 581 m
AMBUrestaurant · 582 m
seunghosight · 621 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about Kedungu Baza

What does Rise Real Bali charge when I buy at Kedungu Baza?

Nothing. You pay list price for any unit, while the developer settles our commission. Your due diligence before the deposit costs nothing either. At Kedungu Baza that means matching the pink zoning and hotel license to the Tabanan RDTR in OSS, getting the PBG and reading the 30 + 30-year Hak Sewa agreement. We also look at the clause that lets you rent your unit to guests.

What unit types does Kedungu Baza have, and what do they cost?

There are two studio layouts: SL at Rp 1.58 bn and SMT at Rp 1.64 bn, with the floor still to confirm. The one-bedroom range covers AM, AL and ALT with a terrace, from Rp 2.00 bn to Rp 2.25 bn. At the top sits the Honeymoon Suite HMT at Rp 3.72 bn. Every number here is from the developer's own sheet.

How do payments work at Kedungu Baza?

You start with a reservation deposit, and the developer hasn't named the amount yet. Tranches then follow construction stages on the developer's schedule. You settle the balance once the documents are ready, not on a fixed date. We confirm the stage plan in the offer and fix it in the PPJB along with a late-delivery penalty. The 58-unit complex is due for handover in Q1 2027.

Can I buy at Kedungu Baza without coming to Bali?

Yes. Zoom stands in for the flight: we show you the site live, and you authorize a notary to sign for you. Construction is on track for a Q1 2027 handover. Before each tranche we visit the site and check progress. At handover we inspect the unit for you, tick the furniture off against the specification and collect the documents.

Where do the Kedungu Baza yield numbers come from?

This page has no model, because studios, apartments and the suite price differently. You'll find the numbers on each unit page, for example the 1BR ALT with a terrace. We start from AirROI rates in Kedungu, correct them for the unit type and use occupancy from professionally run rentals. Management, tax and upkeep eat 40% of the income. Read the result as our estimate only.

Units in this project