Cepaka · Bali
Villas for sale in Cepaka
Desa Cepaka, Kecamatan Kediri, Kabupaten Tabanan
On a map, Cepaka looks like a piece of Tabanan pushed into Badung. The village belongs to Kediri district in Tabanan regency, yet its official boundaries touch Kekeran, Abianbase and Buduk to the north, Tumbak Bayuh to the east and Munggu to the south, all in Badung's Mengwi district. Only Kaba-Kaba, to the west, is on the Tabanan side. In practice that means a Tabanan address, with its civil registry, taxes and spatial plan, among villages that look to Canggu.
The village is rural. Jogging and cycling routes run through the farmers' rice fields, villas stand along the local river, and many residents work as farmers, craftspeople, dancers and gamelan players. Central Canggu and the nearest beaches, Pererenan and Seseh, are each about 20 minutes away by motorbike outside rush hour, by our estimate. Cepaka suits people who want rice fields and a river setting close to the Canggu side and do not need the beach on the doorstep. Before you sign, remember that your paperwork goes to Tabanan's offices, not Badung's.
Foreigners usually buy on a leasehold. Although Cepaka borders Badung, Tabanan's 2023 plan (Perda Tabanan 3/2023) governs it, so check zoning and permits with Tabanan's offices, not Badung's.
Price IDR 9.36 billion
Questions about Cepaka
- Can a foreigner buy a villa in Cepaka?
- 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 Cepaka sell for?
- Our current villas for sale in Cepaka are priced from IDR 9.36 billion to IDR 9.36 billion (1 available).
- 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 Cepaka?
- Richter – Real Estate Bali covers Cepaka. Message on WhatsApp and you get a reply within our office hours, usually within the hour.
Helpful guides
Nearby: Kaba-Kaba · Buduk · Tumbak Bayuh · Munggu · All areas