KEDUNGU · ID RR-1994

The Residences: 40 villas with 3–5 bedrooms in Kedungu, next to Nuanu

OXO Living is building 40 villas next to Nuanu Creative City, each with three to five bedrooms, 193–293 m² of built space and a 300–643 m² plot. Alexis Dornier designed the estate around a shared clubhouse. Prices start at Rp 13.27 bn. Our listing data marks the villas freehold, which for a foreign buyer means HGB through a PT PMA, and puts handover in Q4 2026.

  • Freehold per listing data
  • Off-plan
  • Clubhouse
  • Rental service
  • 3–5bedrooms per villa
  • 193–293 m²villa size
  • 300–643 m²plot
  • 40villas in the project
  • Clubhouselounge, BBQ, gym
  • Q4 2026handover (to confirm)

Property

What you get

The Residences is in Kedungu, Tabanan regency, right next to Nuanu Creative City. The ProEdGlobal school is about 850 meters away, and the ocean at Tanah Lot 1.4 km. The 40 villas have three, four or five bedrooms, 193–293 m² (≈ 2,080–3,150 sq ft) of built area and plots from 300 to 643 m². Alexis Dornier kept the volumes low, with timber louvers, dark stone and wide glass facing the garden.

The estate is built around a clubhouse with a lounge, a barbecue area, a gym and a kids' playground. Solar panels, EV chargers and on-site water treatment deal with two real costs on Bali: power cuts and pricey clean water in the dry season. OXO runs rentals and management itself, with its own in-house team.

Our listing database puts the land in a tourism and mixed-use zone and records a building approval (PBG). It also lists the villas as freehold. Individual foreigners can't hold Hak Milik, so the route is a PT PMA holding an HGB right. Three bedrooms start at Rp 13.27 bn and four at Rp 15.48 bn. OXO hasn't priced the five-bedroom yet, and we've asked for the payment schedule and an exact completion date.

Developer: OXO, all projects and terms

Developer price list

The Residences: 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".

TypeSizeBedroomsPriceThe numbers
3BR villaplot 388 m²3Rp 13.27 bnon request
4BR villaplot 429 m²4Rp 15.48 bnon request
5BR villaplot 643 m²5Price to confirmon request

Prices and plot sizes come from our listing database. The project description gives built area only as a 193–293 m² range, without a split by layout. OXO hasn't published a price for the five-bedroom villa.

Ownership

Ownership & what you actually get

Our listing data says freehold, but a foreign buyer can't hold it in a personal name. Two structures work: a PT PMA with HGB building rights, good for 30 years plus extensions, or a leasehold over the plot. We settle the choice with a notary before the deposit and record it in the PPJB. The SLF and the rental license come after completion.

Ownership and permits: The Residences
Form of ownershipFreehold, per listing dataForeigners 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).
Ownership termDepends on the structureVia a PT PMA, the HGB right lasts 30 years with extensions. Via leasehold, the term equals the lease agreement. The PPJB names the chosen route and its dates.
ZoningTourism and mixed use, per listing dataAn RDTR extract for the plot plus its OSS status confirm the zone before any deposit.
Building approval (PBG)Recorded in listing dataOXO still owes us the approval number and the OSS printout.
DeveloperOXO Living, PT OXO Group IndonesiaOur review covers land rights under the whole estate, the selling company and projects OXO has already delivered.
Certificate of occupancy (SLF)After constructionRental licensing starts only once the SLF exists. Your installments follow building milestones, whatever the calendar says.
Short-term rental license (NIB)To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid rental license (NIB). Until this property gets its license, we model long-term rental only.
Indonesian nomineeNot 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 escrowNone, 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 handoverFit-out to confirmA furniture and appliance schedule goes into the contract. Before signing, we pin down which items the price covers and which are paid options.
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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Terms

The Residences payment schedule

  1. ReservationA deposit under a booking agreement takes your villa off the market.
  2. Construction stagesTranches match verified milestones, never fixed dates.
  3. HandoverThe balance falls due at acceptance, after we inspect finishes, engineering and the furniture list.

OXO keeps its payment plan out of the brochures. We ask for it in writing, and the PPJB locks it in when our review ends.

Location

Location: Kedungu · Tabanan

Kedungu is a Tabanan surf beach one stop past Nyanyi, and it's growing around Nuanu Creative City with its school, art venues and beach club. There's no real cafe strip yet, so people ride to Canggu for that.

The Residences: bird's-eye render of the estate among palms and fields
Kedungu · Tabanan · next to Nuanu Creative City
  • ProEdGlobal school≈ 850 m
  • Nuanu Creative City≈ 900 m
  • Ocean at Tanah Lot≈ 1.4 km
  • Kedungu Beach≈ 2.1 km
  • Canggu≈ 20–25 min
  • Ngurah Rai Airport≈ 60 min

Buyers pick this spot for quiet and greenery, with Nuanu next door covering everyday needs. What they give up is walking distance to espresso bars and coworking desks, which sit 20–25 minutes away in Canggu.

Kedungu · Tabanan · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 5sights
  • 3cafés
  • 1shop
  • 1school

Closest places

  • Vkusnaya Rybacafé · 680 m
  • Sari Amerta Luwak Coffeecafé · 698 m
  • Hearthsight · 750 m
  • Circle Kshop · 790 m
  • Jungle Kidssight · 808 m
  • ProEdGlobalschool · 853 m
  • Magic Gardensight · 904 m
  • Lumeirasight · 906 m

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

Straight answers

Questions about The Residences

What does Rise Real Bali charge when I buy at The Residences?

Nothing. OXO Living's price is the price you pay, and the developer covers our commission. The pre-deposit checks happen at our cost. Here they cover the plot's RDTR extract, the PBG number with its OSS status, the land rights under the estate and the legal entity that sells to you.

Can I buy a villa at The Residences without traveling to Bali?

Yes. The walkthrough happens on Zoom, and contracts and payments pass through a notary holding your proxy. Our team signs off the villa for you at handover, which our listing data puts in Q4 2026 while we confirm it with OXO. Money leaves against checked milestones. At acceptance, we compare the villa with the plan, the finishes, the engineering and the furniture list.

Can a foreigner own a villa at The Residences freehold?

Not in a personal name. Our listing data shows freehold, but Hak Milik stays closed to foreigners. The working route is a PT PMA owning an HGB (right to build), valid 30 years with extensions. The alternative is a leasehold on the plot. We cost out both before the deposit, including taxes and the upkeep of a company.

Where do the yield numbers come from?

We model a specific villa on request and send it over. The base is the district's AirROI nightly rate, adjusted for the property type, with occupancy from the professionally managed segment. Costs take 40% of revenue in the model. OXO's own figures sit on a separate line, outside our math. The result is an estimate, not guaranteed income.

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