KEDUNGU · ID RR-1703

Vasana: two- and three-bedroom pool villas in Kedungu, Tabanan

Vasana is a set of private-pool villas in four layouts, with two or three bedrooms, 500 meters back from Kedungu Beach. Houses run 100–138 m² on plots of 120–200 m², all on a 30-year leasehold. Prices start at Rp 3.15 bn with partial furniture, and the site is still at the excavation stage.

Leasehold 30 years
Foundations
Private pool
Partly furnished

2–3bedrooms
100–138 m²house size
120–200 m²plot
4villa layouts
Leasehold30 years
500 mto Kedungu Beach

Property

What you get

Vasana sits in Kedungu, the beach village in Tabanan regency just past Nyanyi. The sand is 500 meters away, and Canggu is about 25 minutes by scooter. Every villa stands on its own plot with its own pool. The smallest layout pairs two bedrooms and a 100 m² (≈ 1,075 sq ft) house with 120 m² of land. The largest has three bedrooms, 138 m² of house and a 200 m² plot.

The developer says the villas come semi-furnished, and that partial fit-out is in the price. Everything else is extra. A full furniture set, a turnkey rental package and a rooftop add-on sit on the options list, and the roof area isn't counted in the stated house size. You choose from four finish styles: Tropical, Terracotta, Industrial or Wabi Sabi.

The land comes on a 30-year lease, and the developer's materials don't describe an extension. Two bedrooms cost Rp 3.15 bn for 100 m² on 120 m² of land, or Rp 3.72 bn for 105 m² on 160 m². Three bedrooms cost Rp 4.07 bn for 130 m² on 160 m², or Rp 4.75 bn for 138 m² on 200 m². We're still confirming the handover date, the RDTR zoning and the payment schedule with the developer.

Developer: Kaluna Development, all projects and terms

Developer price list

Vasana Kedungu: 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
2BR villa	100 m² · plot 120 m²	2	Rp 3.15 bn	with numbers →
2BR+ villa	105 m² · plot 160 m²	2	Rp 3.72 bn	on request
3BR villa	130 m² · plot 160 m²	3	Rp 4.07 bn	with numbers →
3BR+ villa	138 m² · plot 200 m²	3	Rp 4.75 bn	on request

Prices plus house and plot sizes come from the developer's materials. We recheck availability and the live price list at the moment you reserve. Floor plans for all four layouts go out by message.

Ownership

Ownership & what you actually get

You'd lease the villa and its plot for 30 years. The developer's papers say nothing about an extension, so we negotiate its terms and price into the contract before any deposit. First comes a reservation, then the PPJB, and the notarial lease deed follows on handover day. The certificate of occupancy and the rental license both wait until construction ends.

Ownership and permits: Vasana Kedungu
Form of ownership	LeaseholdForeigners 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	30 yearsThe developer's materials don't mention an extension. We count the years left from handover rather than from signing, and the contract spells out renewal terms and price.
Zoning	To confirmTabanan's zoning plan doesn't cover the whole regency, so we pull an RDTR extract for this plot before the deposit.
Building approval (PBG)	To confirmWe ask for the approval number and a copy before you pay anything.
Developer	Kaluna DevelopmentThe company already has finished projects in Bali. We verify the legal entity behind Vasana and look at what it has delivered.
Certificate of occupancy (SLF)	After constructionWithout an SLF, the regency won't grant a rental license. Payments follow building stages, not 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 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	Semi-furnished, full set extraPartial furniture comes with the villa. The full set, the rental package and the rooftop add-on are paid options, and the specification goes into 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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Terms

Vasana Kedungu payment schedule

ReservationA deposit holds your villa, though the developer hasn't named the amount yet.
Construction stagesInstallments follow building milestones, on a schedule we request for your layout.
HandoverThe last payment goes out once the document pack is complete.

Kaluna hasn't put a payment plan in writing yet. Once due diligence clears, we lock the installment schedule into the PPJB.

Location

Location: Kedungu, Tabanan

Kedungu is the next surf beach after Nyanyi: black sand, a steady break, rice paddies and the first handful of residences. Shops and cafes are still scarce, so for errands you head toward Canggu.

Vasana: pool and terrace running along the house — Kedungu · Tabanan · 500 m to the beach

Kedungu Beach500 m
Nuanu≈ 10 min
Canggu≈ 25 min
Ngurah Rai Airport≈ 60 min

Tabanan land costs less than Badung's, and a villa here runs roughly half to two-thirds of a comparable one in Badung. The catch is time. The area needs 3–5 years to mature, so we model occupancy on today's demand, not on plans.

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 Kedungu

What does Rise Real Bali charge when I buy at Vasana?

Nothing. Kaluna covers our commission, and your price stays the developer's list price. Our checks before any deposit cost you nothing. At Vasana we read the 30-year lease and its extension clause, pull an RDTR zoning extract for the Tabanan plot, and ask for the developer's company details plus the PBG number and copy.

Can I buy a Vasana villa without flying to Bali?

Yes. Zoom covers the viewing, and a Bali notary handles the paperwork on a power of attorney you can sign at home. Our team inspects the villa for you at handover. Work has only reached excavation, and Kaluna hasn't named a completion date. So we ask for an installment schedule for your layout and tie each payment to a building milestone.

What's included in the price of a Vasana villa?

The developer's materials say you get the house and pool, semi-furnished. A full furniture set, a turnkey rental package and a rooftop add-on cost extra, and the roof area isn't part of the stated house size. We get the exact specification from the developer and attach it to the contract, so there's nothing to argue about at handover.

How long is the lease at Vasana, and can it be extended?

Thirty years. The developer's materials don't cover an extension, so we don't promise one. We write the extension terms and their price into the contract before you pay a deposit. Check where the clock starts, too. With the site at excavation, counting from handover rather than from signing can add two or three years of use.

Why is there no yield model on the Vasana page?

We don't have a market nightly rate for villas in Kedungu itself yet, and borrowing figures from neighboring areas would be guesswork. Pick a layout and we'll run numbers separately: an AirROI rate adjusted for size, plus segment occupancy. Running costs eat 40% of revenue in that model, and we present the output as an estimate, never a promise.

Units in this project