Buduk · Bali
Villas for sale in Buduk
Desa Buduk, Kecamatan Mengwi, Kabupaten Badung
Away from the coast, Buduk lies inland in Mengwi district, with Dalung, Abianbase and Tumbak Bayuh among its neighbors. It is also more densely settled than the coastal villages, with homes close together along its lanes. Even so, rice fields and the subak, Bali's traditional irrigation system, still shape parts of the landscape.
One custom stands out. On Tilem Kesanga, the dark-moon day before Nyepi (the day of silence), young men from Banjar Gunung and Banjar Umakepuh of Desa Adat Buduk hold Perang Sambuk, a ritual battle in which they throw burning coconut husks at each other. For daily life, Buduk is a practical base rather than a beach address. The nearest beach is about 20 minutes away by motorbike, our estimate, and Green School in Abiansemal is a little further. It suits people who want a lived-in Balinese village, a little apart from Canggu's busiest streets.
As anywhere in Bali, a foreigner normally buys a villa in Buduk on a registered lease (leasehold), because freehold (Hak Milik) is reserved for Indonesian citizens. Buduk is inland, so no beach setback applies, but the plot's zone, any river setback and the building permits (PBG and SLF) still need checking.
Nothing available in Buduk right now
New properties come in regularly. Tell us what you’re looking for and we’ll get in touch when something suitable comes up.
Questions about Buduk
- Can a foreigner buy a villa in Buduk?
- Not freehold in their own name. Foreigners buy leasehold (typically 25–35 years with an option to extend) or hold freehold through a PT PMA company; nominee arrangements are illegal and unenforceable. Our buying guides explain the options.
- What do villas in Buduk sell for?
- Tell us what you are looking for and we will send what fits, including villas that never reach the website.
- What are the buying costs?
- On a freehold purchase the buyer pays BPHTB of 5% on the value above the local allowance, the seller 2.5% final income tax, and notary and registration fees of roughly 1%. Leasehold transfers are taxed at 10% on the lease price, usually paid by the lessor. Every listing shows an estimate.
- Who do I talk to about Buduk?
- Richter – Real Estate Bali covers Buduk. Message on WhatsApp and you get a reply within our office hours, usually within the hour.
Helpful guides
Nearby: Cepaka · Dalung · Kaba-Kaba · Tumbak Bayuh · All areas