Tumbak Bayuh · Bali
Villas for sale in Tumbak Bayuh
Desa Tumbak Bayuh, Kecamatan Mengwi, Kabupaten Badung
Just across the district line from Canggu, in Mengwi district of Badung, Tumbak Bayuh is a small desa (village) north of Canggu and inland from Pererenan. Much of its land is sawah (wet rice fields). It is a village of a few thousand people, organized in banjar (neighborhood communities), with its own temples and ceremonies.
Living here feels different from the coast. Many streets still open onto rice fields, and newer villas stand next to family compounds and farmland. There is no beach in the village: for the sea, the shops and the cafes, residents ride south to Canggu or southwest to Pererenan and Echo Beach. Because Tumbak Bayuh is in Mengwi rather than Kuta Utara, it may fall under a different detailed spatial plan from Canggu, which matters when you buy or build. Tumbak Bayuh suits people who want space and a base among rice fields, and who are happy to drive for the beach, schools and shopping.
Foreigners usually buy leasehold, or take Hak Pakai (right of use) for a home. With so much farmland, check that a villa stands on land zoned for building, and ask for the PBG and SLF permits and the certificate boundary.
Nothing available in Tumbak Bayuh 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 Tumbak Bayuh
- Can a foreigner buy a villa in Tumbak Bayuh?
- 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 Tumbak Bayuh 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 Tumbak Bayuh?
- Richter – Real Estate Bali covers Tumbak Bayuh. Message on WhatsApp and you get a reply within our office hours, usually within the hour.