Living in Kedungu, Bali: Tanah Lot and the Tabanan Coast

Thinking of living in Kedungu, Bali, or elsewhere in Tabanan? Beaches, Tanah Lot, drive times, schools, rents and the rules to check before you buy land.

Kedungu, Bali, is a rural stretch of coast in Tabanan regency, a few kilometers from Tanah Lot temple and about 24 minutes from central Canggu by motorbike outside rush hour, by our estimate. This guide covers Kedungu, Nyanyi, Tanah Lot, Kediri, Tabanan town and the villages of Kaba-Kaba, Buwit and Cepaka: beaches, drive times, schools, rents and buying land.

Where is Kedungu, Bali, and what is it like?

Kedungu sits on Bali’s southwest coast in Kediri district, Tabanan regency; its beach belongs to Belalang village. Tanah Lot temple and Nyanyi Beach lie a few kilometers along the coast, in Beraban village. Kediri and Tabanan town lie inland to the northeast, and the villages of Kaba-Kaba, Buwit and Cepaka, also in Kediri district, to the east, toward Badung.

Away from the beaches, rice fields still lie between villas and villages. Bali’s rice farmers share water through subak, a cooperative system of canals and weirs, which UNESCO listed as World Heritage in 2012 through landscapes further inland.

ProEd Global School’s second campus, its Nuanu campus, is in Beraban near Nyanyi Beach.

Beaches: Kedungu, Nyanyi and Tanah Lot

The beaches face the Indian Ocean. Kedungu Beach has waves suited to surfing and held its first surf festival in June 2023. Nyanyi Beach is a few minutes from Nyanyi and Tanah Lot, and Yeh Gangga Beach lies further west.

Tanah Lot temple stands on a coral rock just off the shore. It is an ancient Hindu temple dedicated to the gods of the sea, with origins in the 15th and 16th centuries, now cut off from the mainland by erosion. It is busy with visitors, especially around holidays. Beaches here, as across Bali, host ceremonies such as melasti before Nyepi (the day of silence).

Living in Tabanan: what changes day to day

You are further from Canggu’s shops and services, so budget for more driving. Tabanan’s rules also differ from Badung’s:

• Address registration: KITAS (limited stay permit) holders register with Tabanan’s civil registry office (Disdukcapil).
• Minimum wage: IDR 3.29 million a month in 2026, against IDR 3.79 million in Badung.
• Zoning: Tabanan’s own spatial plan applies (Perda Tabanan 3/2023).
• Regional taxes: Tabanan sets its own rates for the land and building tax (PBB) and the acquisition tax (BPHTB); ask its revenue office (Bapenda) or a PPAT (land deed official).

Getting around

Our estimates by motorbike outside rush hour, from the center of each area; rush hour can double them.

From Kaba-Kaba, Buwit and Cepaka, central Canggu is 18–20 minutes away and the airport 49–52 minutes.

Traffic toward Canggu and Denpasar can be slow at rush hour and around ceremonies, so test your daily route before you rent or buy.

Schools and healthcare nearby

Times are our estimates by motorbike outside rush hour; rush hour can double them.

ProEd’s Nuanu campus lists 2026–27 tuition of IDR 92.4–213.15 million a year, plus a registration fee and levies. For a medical emergency, call 119.

How much does a villa cost to rent in Kedungu and Tabanan?

We cannot give a reliable range. In October 2026, too few villas in Kedungu, Kediri and nearby villages were listed with clear long-term prices; many listings showed sale or leasehold figures labeled as rent. For comparison, 2-bedroom villas in Canggu and Berawa asked about IDR 250–450 million a year.

The three usable monthly listings, in Nyanyi, Buwit and Kaba-Kaba, were not cheaper than similar villas around Canggu, but three listings prove little. Before you rent a Kedungu or Tanah Lot villa, see current villas for rent in Kedungu, Nyanyi, Tanah Lot and Kediri, and our long-term rental guide for what to check.

Buying property in Tabanan: land, zoning and temples

Foreigners cannot hold freehold (Hak Milik), so they lease, take Hak Pakai (right of use) for a home, or buy through a foreign-owned company (PT PMA); see our guide to buying property in Bali as a foreigner. Many plots here are rice fields, so check the land before the price:

• Farmland: since about late February 2026, Perda Bali 4/2026 strictly controls the conversion of productive land, and converting protected farmland (LP2B) can bring up to five years in prison under national law. Price a rice field as farmland.
• Zone: we found no detailed plan (RDTR) here, so ask the regency to confirm in writing what Tabanan’s 2023 plan allows on your plot.
• Beach: a setback of at least 100 m from the highest tide line allows only limited structures; Tabanan fixes the exact line.
• Temples: the 1994 Bhisama (religious ruling) of the Hindu council PHDI protects zones around major temples. Ask the regency which rules apply near Tanah Lot.
• Nominees: Perda Bali 4/2026 also bans nominee ownership (land held in an Indonesian’s name for someone else).
• Certificate and permits: have a notary/PPAT check the certificate at the land office, and for a villa ask for the PBG (building approval) and SLF (certificate of fitness for use).

Read our guides to zoning in Bali, property due diligence and buying land in Bali, then browse land for sale on the Tabanan coast or villas for sale near Kedungu and Tanah Lot.

Who Kedungu and the Tabanan coast suit

Prefer the Badung side of the border? See our guide to Seseh, Cemagi and Munggu. Not sure yet? Tell us what you need: our office is in Tibubeneng (Berawa), and we list villas and land across these areas.