Padonan · Bali

Villas for sale in Padonan

Desa Tibubeneng (Desa Adat Padonan), Kecamatan Kuta Utara, Kabupaten Badung

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Padonan gives its name to Simpang Padonan, the junction where roads from Canggu, Berawa, Dalung and Kerobokan meet. Padonan lies inland in Desa Tibubeneng, the same village as Berawa, northeast of the beaches and south of Dalung. It also has its own desa adat (customary village), which borders Dalung's to the north.

Away from the junction, Padonan is a residential mix of Balinese homes, villa compounds and small local businesses, with rice fields still found in parts of the surrounding area. It is central rather than beachside: Berawa and Batu Bolong beaches, Canggu Community School and the schools in Umalas are all a short ride away, but many trips pass through the same busy crossroads, so timing matters. Padonan suits people who want to reach Canggu, Berawa, Umalas and Dalung equally easily and do not need to walk to the sea.

Foreigners usually buy leasehold, or take Hak Pakai (right of use) for a home. Check the zone of the plot, the certificate boundary and the PBG and SLF permits, and test the route through the junction at rush hour.

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Questions about Padonan

Can a foreigner buy a villa in Padonan?
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 Padonan 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 Padonan?
Richter – Real Estate Bali covers Padonan. Message on WhatsApp and you get a reply within our office hours, usually within the hour.

Helpful guides

Nearby: Babakan · Tumbak Bayuh · Dalung · Berawa · All areas