KEDUNGU · ID RR-5078

Four-bedroom villa facing rice fields in Kedungu: 226 m², ready to move in

This completed four-bedroom villa has 226 m² (≈ 2,435 sq ft) on a 335 m² plot between Kedungu Beach and Tanah Lot, and every bedroom has its own bathroom. A 30 m² pool runs along the facade, and the balcony looks over rice fields. The owner asks Rp 6.27 bn with furniture, on a 23-year leasehold.

Leasehold 23 years
Ready to move in
Paddy views

4bedrooms
4bathrooms
226 m²house
335 m²plot
Leasehold23 years
Readycompleted in 2024

Property

What you get

The villa sits between Kedungu Beach and Tanah Lot Temple, about ten minutes by scooter from each. From the upstairs balcony the paddies run to the horizon. The house takes up 226 m² of a 335 m² plot, with a 30 m² pool and a garden along the front.

The ground floor holds the living room, dining area and an island kitchen, all opening onto the terrace and pool. All four bedrooms have their own bathrooms, and one has a stone tub open to the sky. Finishes are plain concrete, timber and pale plaster, which age well in humid air and cost little to maintain. The furniture stays, and there's private parking.

Construction finished in September 2024. The lease runs 23 years, and our database shows no stated extension, so that's a conversation to have with the owner. Listing data marks the plot yellow, meaning residential. Before any deposit we need the owner's PBG number and SLF, plus a clear answer on the rental license.

Ownership

Ownership & what you actually get

You take over 23 years of leasehold at a notary, and our records show no extension on offer yet. We raise renewal with the owner and fix any terms in the contract. We still need the PBG number and the SLF from the owner, and you'd apply for the rental license yourself after the sale.

Ownership and permits: Four-bedroom villa with paddy views, 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	23 yearsNo renewal appears in our database. We count the years left on the deal date, then negotiate extension terms with the owner and write them into the contract.
Zoning	Yellow zone (residential), listing dataAn RDTR Tabanan extract has to confirm this before your deposit.
Building approval (PBG)	To confirmWe're asking the owner for the number and extract before the deposit. A house without a PBG isn't legally built.
Seller	Owner, completed homeThe owner sells this villa, so the listing carries no developer name. Our checks cover the seller's right and every contract in the chain ahead of the deposit.
Certificate of occupancy (SLF)	To confirmWe need the owner's SLF, because the regency won't issue a rental license (NIB) without it.
Short-term rental license (NIB)	New owner appliesAirbnb, 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.
Escrow	Not needed, the villa is completePayment goes through the notary in exchange for the lease transfer.
Furniture and handover	Fully furnishedThe sale includes furniture and appliances, itemized in an inventory that becomes a contract appendix.

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

Four-bedroom villa with paddy views, Kedungu payment schedule

ReservationA deposit takes the villa off the market, and you agree the amount with the owner.
ChecksSeller's right, RDTR zoning, PBG and SLF go through our review before you pay the bulk.
CompletionThe notary witnesses signing and payment against the transfer of the lease.

This listing comes without a payment plan, as usual for a finished house. The schedule goes into the contract after our review.

Location

Location: Kedungu · Tabanan

Kedungu is a slower stretch of Tabanan past Canggu, with dark sand, surf breaks and terraced paddies. More houses are going up, but it's nowhere near as built-up as Pererenan.

Villa in Kedungu: long pool beside the house — Kedungu · Tabanan

Kedungu Beach≈ 10 min
Tanah Lot Temple≈ 10 min
Nuanu Creative City≈ 8 min
Canggu≈ 20–25 min
Ngurah Rai Airport≈ 1 hr

Families and groups of friends pick four bedrooms and a field view when quiet counts for more than cafes. The downside is the ride to Canggu, a little over twenty minutes by scooter.

Kedungu · Tabanan · Google map

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Straight answers

Questions about Four-bedroom villa with paddy views, Kedungu

What does Rise Real Bali charge on the four-bedroom villa in Kedungu?

Nothing. The seller pays us, and that fee is already in the Rp 6.27 bn. Our pre-deposit review is on us too: who holds the right, how many of the 23 lease years remain and whether the owner will renew, plus the RDTR zoning, PBG and SLF. The written findings list every open item, so any mismatch comes up while your money is still in your account.

Can I buy this Kedungu villa without traveling to Bali?

Yes, most of it happens remotely. You walk through the villa on Zoom and sign by proxy at a notary's office. Because it's finished and furnished, our team compares it line by line with the inventory and logs any wear on the walls, the pool and each appliance. Your money leaves only when the lease changes hands, and one of us picks up the keys for you.

Why is there no yield model on this page?

The rate data in our database comes from a different segment and doesn't fit a large private house like this. Ask, and we'll run this villa through our model: a Kedungu nightly rate, several occupancy cases and a cost line of 40% of revenue. Treat the output as an estimate, since income is never guaranteed.

Can I rent the villa out by the night?

Not yet. Our database lists the zone as yellow, residential, and that zone often limits nightly letting, so we check the RDTR extract for the plot first. After the sale, you as the new owner apply for the rental license (NIB), and the application needs an SLF. Until then we model long-term rental, by the month or the year.

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