KEDUNGU · ID RR-5197

Vasana: two-bedroom villa with a private pool, 100 m², Kedungu

This is the cheapest way into Vasana: two bedrooms, two bathrooms and a private pool in 100 m² (≈ 1,075 sq ft) of house, on a 120 m² plot half a kilometer from Kedungu Beach. It costs Rp 3.15 bn with partial furniture, on a 30-year lease. The site is still at excavation.

Unit in Vasana Kedungu · units listed: 2

  • Leasehold 30 years
  • Foundations
  • Private pool
  • Semi-furnished
  • 2bedrooms
  • 2bathrooms
  • 100 m²house size
  • 120 m²plot
  • Leasehold30 years
  • 500 mto Kedungu Beach

Property

What you get

On 120 m² of land, this is the most compact house at Vasana, a group of detached pool villas in Kedungu, Tabanan. The beach is a 500-meter walk. Canggu is around 25 minutes by scooter.

You get two bedrooms, two bathrooms and an open living room with a kitchen that steps out to the terrace and pool. Partial furniture comes with the house. Full furnishing, a rental-ready package and a rooftop extension are extras, and there are four finish styles, from Tropical to Wabi Sabi. For a couple, or a first Bali villa you rent out between your own trips, it covers what you need without paying for spare rooms.

The land lease runs 30 years, and the developer hasn't said anything about renewal. At Rp 3.15 bn this is the project's entry price. One step up, the 2BR+ with a 160 m² plot costs Rp 3.72 bn. Work has only reached excavation, so we're waiting on a completion date and an installment plan from the developer.

Developer: Kaluna Development, all projects and terms

Ownership

Ownership & what you actually get

You get a 30-year lease on the house and its 120 m² of land, and the developer's papers have no renewal clause. We push for written renewal terms up front. The order is reservation agreement, PPJB, then a notarial lease deed when you take the keys. The SLF and the short-term rental license follow completion.

Ownership and permits: Vasana · 2BR villa
Form of ownershipLeaseholdForeigners 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 term30 yearsNo extension appears in the developer's paperwork. Your remaining years start counting at handover, and renewal terms plus their cost belong in the contract.
ZoningTo confirmParts of Tabanan still sit outside the detailed RDTR plan. We get a zoning extract for this exact plot ahead of any payment.
Building approval (PBG)To confirmApproval number and copy: on our request list before the deposit.
DeveloperKaluna DevelopmentKaluna has completed projects on the island already. We confirm which company signs your contract and review its track record.
Certificate of occupancy (SLF)After constructionA rental license needs an SLF first. That's why your money moves by stage rather than by date.
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 handoverSemi-furnished, full set extraSome furniture stays in the price. Extras like the full set, the letting package and the roof add-on cost more. The contract appendix names every item left in the house.
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

Vasana · 2BR villa payment schedule

  1. ReservationYou place a deposit to take this villa off the market, and Kaluna will set the figure.
  2. Construction stagesEach tranche waits for a finished milestone that we check on site.
  3. HandoverYour final transfer goes against a full set of documents.

No published payment plan exists for this layout yet. After our checks, the PPJB fixes the schedule.

Location

Location: Kedungu, Tabanan

Kedungu sits one beach west of Nyanyi, with a surf break on dark sand, rice fields behind it and only the first villas and cafes so far. Groceries, schools and clinics still mean a drive toward Canggu.

Vasana: terrace and pool next to the two-bedroom house
Kedungu · Tabanan · 500 m to the beach
  • Kedungu Beach500 m
  • Nuanu≈ 10 min
  • Canggu≈ 25 min
  • Ngurah Rai Airport≈ 60 min

Buyers come for the price gap. Tabanan land is cheaper than Badung, so getting in here takes half to two-thirds of the money. The neighborhood needs another 3–5 years to fill out, and we size rental demand on what exists today.

Kedungu, Tabanan · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 1restaurant
  • 1hotel
  • 1gym

Closest places

  • Casa Rouxhotel · 561 m
  • Loka Yoga Schoolgym · 653 m
  • Joshua Districtrestaurant · 685 m
  • templesight · 1.1 km
  • Pura Dalem Banjar Adat Telengissight · 1.1 km
  • AMBUrestaurant · 1.3 km
  • Yeh Gangga Beachsight · 1.3 km
  • Nirjharahotel · 1.3 km

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

Straight answers

Questions about Vasana · 2BR villa

What does Rise Real Bali charge for the Vasana two-bedroom?

Nothing. You pay Kaluna's list price, and Kaluna pays our fee separately. For this villa we request the 30-year land lease, its renewal terms, the RDTR zoning and the building approval (PBG). All of it happens before your deposit and at our expense. You then get a written report listing anything still open.

Can I buy the two-bedroom villa remotely?

Yes. The viewing happens over video, and a Bali notary works from the power of attorney you grant. Our staff handle acceptance at the site. Since the complex is under construction, we link each installment to a stage we inspect in person and email you photos. Only the deposit leaves your account until the paperwork passes our review.

What does the two-bedroom price include?

According to the developer, you get the house, the pool and semi-furnished interiors, which is a partial fit-out rather than a rental-ready home. Full furniture, a letting package and a rooftop add-on sell separately. The 100 m² figure excludes the roof. An appendix to your contract lists everything that stays in the house when you take it over.

When will the two-bedroom villa be ready?

No date yet. Crews are still at excavation, and the developer hasn't committed to a completion month. So we link payments to milestones: foundations, structure, roof and finishing, instead of calendar months. We visit at each milestone and send a photo report. Before the main payment, we write the handover date and a penalty for running late into the contract.

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