Cemagi · Bali
Villas for sale in Cemagi
Desa Cemagi, Kecamatan Mengwi, Kabupaten Badung
At the western edge of Badung regency, Cemagi meets Beraban in Tabanan, home to Tanah Lot temple and ProEd's Nuanu campus. Its shore, called both Cemagi Beach and Mengening Beach, is rocky in places and known for its sunsets. On a coral rock at the water's edge stands Pura Gede Luhur Batu Ngaus, the beach's main temple, and the beach is far from the crowds, with a more private feel than Kuta or Canggu.
Inland, most of the village is rice fields. The desa also covers several desa adat (customary villages), among them Cemagi, Mengening, Seseh and Sogsogan. Cemagi was launched as a tourism village (desa wisata) in December 2022, and residents have begun to open guesthouses and lease land for villas. ProEd's Nuanu campus in neighboring Beraban is a short ride away, which makes Cemagi practical for families at that school who want a rural setting near the sea.
For a foreign buyer, a registered lease (leasehold) is the normal way to hold a villa in Cemagi, as freehold (Hak Milik) is for Indonesian citizens. Ask the regency what may be built near Pura Gede Luhur Batu Ngaus or any other temple, as the protected zone around a temple depends on its status.
Nothing available in Cemagi 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 Cemagi
- Can a foreigner buy a villa in Cemagi?
- 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 Cemagi 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 Cemagi?
- Richter – Real Estate Bali covers Cemagi. Message on WhatsApp and you get a reply within our office hours, usually within the hour.
Helpful guides
Nearby: Seseh · Nyanyi · Pantai Lima · Pererenan · All areas