KEDUNGU · ID RR-5204

Vasana: three-bedroom villa, 130 m², private pool, Kedungu

This three-bedroom, three-bathroom house has 130 m² (≈ 1,400 sq ft) on a 160 m² plot with its own pool, 500 meters inland from the Kedungu surf. The price is Rp 4.07 bn, partial furniture included, and the land comes on a 30-year leasehold. Groundwork has just started at the excavation stage.

Unit in Vasana Kedungu · units listed: 2

  • Leasehold 30 years
  • Foundations
  • Private pool
  • Semi-furnished
  • 3bedrooms
  • 3bathrooms
  • 130 m²house size
  • 160 m²plot
  • Leasehold30 years
  • 500 mto Kedungu Beach

Property

What you get

This layout gives you 130 m² of house on 160 m² of land at Vasana, a cluster of pool villas in Kedungu, Tabanan. The surf is a 500-meter walk. Canggu is roughly 25 minutes away by scooter.

The house is on two floors. Downstairs you have a living room with a stone feature wall and the staircase, a kitchen-dining area and the private pool. Three bedrooms get three bathrooms, so two couples or a family with kids can share the house without a morning queue. Partial furniture is included. Full furnishing, the rental package and a rooftop extension cost extra, and finishes come in Tropical, Terracotta, Industrial or Wabi Sabi.

Your lease runs 30 years, and the developer's materials say nothing about renewal. This villa costs Rp 4.07 bn. For Rp 4.75 bn, the 3BR+ adds 8 m² of house and 40 m² of garden. With crews still at excavation, we need a handover date and a payment plan from the developer.

Developer: Kaluna Development, all projects and terms

Ownership

Ownership & what you actually get

You get a 30-year leasehold on the villa and its 160 m² plot. The developer's documents don't mention renewal, so we fix extension terms in writing before you commit money. Expect three signings in order: reservation, PPJB, then the notarial lease deed when you collect the keys. The SLF and the rental license come once construction wraps up.

Ownership and permits: Vasana · 3BR 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 yearsKaluna's materials don't address an extension. Your years count from handover, not from signing, and we write renewal conditions and cost into the agreement.
ZoningTo confirmTabanan's detailed plan has gaps. Before money moves, an RDTR extract for this plot settles the zone.
Building approval (PBG)To confirmKaluna owes us the PBG number and a copy ahead of your deposit.
DeveloperKaluna DevelopmentSeveral Kaluna projects on Bali are already finished. We still verify the contracting entity and its delivery history.
Certificate of occupancy (SLF)After constructionNo SLF means no rental license, so installments track construction progress instead of the calendar.
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 extraPartial furnishing comes standard. Upgrades to a full set, a rental kit or a roof deck carry a price, and the inventory sits in a schedule attached 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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Terms

Vasana · 3BR villa payment schedule

  1. ReservationA holding deposit secures the three-bedroom. Kaluna hasn't set the amount yet.
  2. Construction stagesMoney follows the build, one verified stage at a time.
  3. HandoverThe balance clears when every document is in hand.

Kaluna hasn't issued a schedule for the 3BR. Due diligence comes first, then the PPJB carries the dates.

Location

Location: Kedungu, Tabanan

West of Nyanyi, Kedungu keeps a rural feel: a surf break, volcanic sand, paddies and a few new residences. Daily errands still take you toward Canggu, since shops and services here are sparse.

Vasana: pool alongside the terrace
Kedungu · Tabanan · 500 m to the beach
  • Kedungu Beach500 m
  • Nuanu≈ 10 min
  • Canggu≈ 25 min
  • Ngurah Rai Airport≈ 60 min

The case for buying here: Tabanan land is cheaper than Badung, so you buy in for a third to half less. The case for patience: Kedungu will take 3–5 years to fill in, so our occupancy numbers rely on current demand only.

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 · 3BR villa

What will Rise Real Bali charge me for a Vasana 3BR?

Nothing at all. Kaluna pays us, and you pay the list price. Before you send a deposit, we pull the 30-year lease, check how renewal would work, confirm the zoning under RDTR and obtain the PBG. That work costs you nothing, and it ends with a written summary of any points the developer hasn't closed yet.

Is it possible to buy the three-bedroom without visiting?

Yes. You tour the villa by video from home. A Bali notary signs under a power of attorney you give, and one of our team signs the acceptance report for you. Payments go out in tranches tied to construction stages. We check every stage on site and send you photos, and nothing beyond the reservation leaves your account until the documents pass review.

How is the 3BR different from the 3BR+ at Vasana?

Both have three bedrooms. The 3BR gives you a 130 m² house on 160 m² of land for Rp 4.07 bn. The 3BR+ has a 138 m² house on 200 m² for Rp 4.75 bn. Most of the extra money buys land, meaning more garden around the house and pool. We'll message you the floor plans for both.

When is handover for the Vasana three-bedroom?

There's no date yet. The developer hasn't published one while the site sits at excavation. We make each payment depend on a finished milestone rather than a calendar. Once Kaluna commits to a date, it goes into the contract alongside a penalty for delay. Until then, you get a photo report from the site after every milestone we inspect.

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