KEDUNGU · ID RR-4560

Two-bedroom villa overlooking rice fields in Kedungu: 146 m², ready to move in

This completed two-bedroom house has 146 m² (≈ 1,570 sq ft) on a 183 m² plot, rice paddies on every side and a 21 m² pool along the house. The owner finished it in June 2026 and holds the PBG. The Rp 5.64 bn price includes the furniture, and you'd hold 28 years of leasehold plus a 30-year extension the owner states.

  • Leasehold 28 + 30 years
  • Ready to move in
  • Rice-field views
  • 2bedrooms
  • 2bathrooms
  • 146 m²house
  • 183 m²plot
  • Leasehold28 + 30 years
  • Readycompleted in 2026

Property

What you get

The house stands in the north of Kedungu, among the fields near Bengkel village. By scooter, Kedungu Beach is about ten minutes away, Tanah Lot Temple fourteen and Nuanu Creative City seventeen. You have farmland on the doorstep and none of Canggu's traffic.

The ground floor is one big room: a sunken sofa in the living area, a kitchen with a breakfast bar and a dining table. Glass doors slide open to the 21 m² pool that runs the length of the house. Both bedrooms have their own bathrooms and windows onto the paddies and palms. Furniture and appliances stay with the house.

Our records show a yellow, residential zone. The PBG is issued and the SLF is in process, but there's no rental license yet. The owner holds 28 years of leasehold and states a 30-year extension, 58 years in total. The asking price is Rp 5.64 bn.

Ownership

Ownership & what you actually get

On completion day, at a notary, the owner signs over 28 years of leasehold and states that a further 30 can follow. The building approval (PBG) is issued. The SLF hasn't come through yet, and no rental license can be issued without it. Before any deposit, we fix the extension price and terms in the contract.

Ownership and permits: Two-bedroom villa with rice-field views, Kedungu
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 term28 + 30 yearsA 28-year base term plus a 30-year extension the owner states, 58 years in total. The right to extend and its price go into the contract before the deposit.
ZoningYellow zone (residential), per our recordsWe confirm it with an RDTR Tabanan extract before the deposit.
Building approval (PBG)IssuedWe collect the number and extract from the owner and match them against the registry ahead of the deposit.
SellerOwner, completed homeNo developer appears for this house because the owner sells it directly. We trace the owner's right and the chain of contracts before any money moves.
Certificate of occupancy (SLF)In processWe ask the owner for the certificate, since the rental license (NIB) can't come without it.
Short-term rental license (NIB)Not issuedAirbnb, 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.
EscrowNot needed, the house is finishedYou pay at the notary's office at the moment the right transfers to you.
Furniture and handoverFully furnishedFurniture and appliances come with the house, listed in an inventory 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

Two-bedroom villa with rice-field views, Kedungu payment schedule

  1. ReservationYour deposit takes the house off the market, in an amount you agree with the owner.
  2. ChecksBefore the main payment, we test the seller's right and check the zoning, PBG and SLF paperwork.
  3. CompletionYou sign and pay at the notary as the right passes to you.

A completed house has no standard schedule, and our listing has none for this one. We set the payment plan in the contract once the checks clear.

Location

Location: Kedungu · Tabanan

Kedungu sits on the quiet Tabanan coast beyond Canggu, with black sand, surf and paddies. New houses keep going up, yet the area is far from Pererenan's density.

Kedungu two-bedroom villa: pool along the house
Kedungu · Tabanan · Bengkel
  • Kedungu Beach10 min
  • Tanah Lot Temple14 min
  • Nuanu Creative City17 min
  • Yeh Gangga Beach13 min
  • Ngurah Rai Airport≈ 1 hr

The field view is the main asset here, and it's worth protecting, because someone could build on the next plot. We check the zoning of the surrounding fields in the RDTR Tabanan.

Kedungu · Tabanan · Google map

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Straight answers

Questions about Two-bedroom villa with rice-field views, Kedungu

Does Rise Real Bali charge a fee on the two-bedroom villa in Kedungu?

No fee from you. The seller pays our commission, and it's built into the asking price. Before the deposit we check, at our cost, the owner's chain of contracts, the wording of the 28 + 30-year lease and its extension, the Tabanan zoning extract and the status of the PBG and SLF. Open points go into a written report, so you hear about any mismatch before any money moves.

Can I buy the Kedungu two-bedroom villa from overseas?

Yes. The house shows well over Zoom, and a notary completes the purchase under your power of attorney. Since it's built and furnished, we check the inventory item by item and photograph the pool, appliances and walls for the file. Your payment goes out as the right transfers, and we hold the keys and papers until you land.

Is there a yield model for this villa?

Not on this page. The rates we track come from a different segment and would misprice a finished private house like this one. Ask, and we'll build a model for this villa on a Kedungu nightly rate, a few occupancy cases and running costs at 40% of revenue. What you get is our estimate, not an income guarantee.

Could someone build on the rice fields in front of the house?

Possibly. Fields in Kedungu are gradually giving way to new homes, and no one can promise the view. The RDTR Tabanan shows the zone of each neighboring plot, and agricultural land is much harder to build on. We order that extract along with the check on the plot itself, and if the view looks exposed, we negotiate the price as if it weren't there.

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