Land for Sale in West Bali: Tabanan and Jembrana Area Guide

Land for sale in West Bali: Jatiluwih, Bedugul, Balian and Medewi, the rice-terrace, green-belt and lake rules, and what to check before you buy.

Land for sale in West Bali lies in three very different landscapes: the surf coast at Balian, Soka and Medewi, the rice terraces of Jatiluwih and Penebel, and the cool highlands around Lake Bratan. Much of it is farmland, and some sits in a World Heritage area, so check the zone and Tabanan’s green-belt rules before the price. Here is what to know before you buy.

Where is West Bali, and what is it like?

Here, West Bali means two regencies. Tabanan runs from the southwest coast, covered in our guide to Kedungu, Tanah Lot and the Tabanan coast, up to the mountains in the middle of the island. Jembrana, Bali’s westernmost regency, follows the coast further west; Negara is its main town.

• The coast: Balian and Soka beaches lie on Tabanan’s coast west of Tanah Lot; Medewi is in Medewi village, Pekutatan district, Jembrana.
• The terraces: Jatiluwih lies inland in Penebel district.
• The highlands: Bedugul and Baturiti sit on the main road from Denpasar to Singaraja, and Lake Bratan (Danau Beratan) is in Candikuning village, Baturiti district.

The coast, the terraces and the lakes

Balian, Soka and Medewi

These beaches face the open Indian Ocean, and Medewi is known for surfing. Beaches are also sacred places, used for ceremonies such as melasti before Nyepi (the day of silence).

Jatiluwih and Penebel: the World Heritage rice terraces

Jatiluwih’s terraces are watered through subak, Bali’s cooperative system of canals, weirs and water temples. In 2012 UNESCO listed the “Cultural Landscape of Bali Province” as World Heritage; one of its parts is the subak landscape of Catur Angga Batukaru. Tabanan’s green-belt regulation protects the Jatiluwih World Heritage area (Kawasan Warisan Budaya Dunia Jatiluwih), including the Pura Batukaru area, and a 2005 regency decree protects the terraces against large-scale tourism development.

The rules are applied: in 2025, tourist accommodation built in the Jatiluwih World Heritage area against Tabanan’s spatial plan (Perda Tabanan 3/2023) was found, buildings along the terrace trails were inspected for suspected breaches of the protected-farmland rules, and several business owners were summoned. Check the zone before you buy, not after.

Bedugul, Baturiti and Lake Bratan

Lake Bratan lies at about 1,200 meters, so Bedugul is cooler than the coast and often wet. Its three lakes are important water sources; Buyan and Tamblingan lie across the border in Buleleng regency. Subak share Lake Bratan’s water for irrigation. Pura Ulun Danu Beratan, the temple on its shore, honors Dewi Danu, the goddess of water. Around the lakes lie a nature reserve (Cagar Alam Batukahu), protected forest and the Bali Botanic Garden. The soils erode easily, and the Botanic Garden had major landslides in 2016 and 2017.

Everyday life and services

Daily life is rural, and services are thinner than in the southwest, so expect to drive to Tabanan town, Negara or Denpasar for hospitals and bigger errands. Before you buy, check the mobile signal, internet and car access at the plot in the rainy season.

Want to rent first? Our long-term rentals are all in the southwest; here, we sell villas and land.

Getting there: drive times from West Bali

Our rough estimate by road outside rush hour; traffic, ceremonies and mountain roads can add a lot.

Healthcare and schools

The regency hospitals are RSUD Tabanan, on Jalan Pahlawan in Tabanan town, and RSU Negara in Negara; Kasih Ibu Hospital, a private hospital, is also in Tabanan town. Denpasar has RSUP Prof. Ngoerah, the Ministry of Health’s teaching hospital. In an emergency, call 119 or 112, and check the drive from your plot before you need it; see our guide to hospitals in Bali. The international schools in our schools guide are in the southwest.

Land for sale in West Bali: what to check before you buy

Foreigners cannot hold freehold (Hak Milik). They lease land, hold Hak Pakai (right of use) for a house, or buy through a foreign-owned company (PT PMA) holding HGB (right to build) for a real business; see our guides to buying property in Bali as a foreigner and leasehold vs freehold.

Most land here is farmland: rice fields on the terraces and coastal plain, plantations on the slopes, protected forest higher up. Check:

• Zone: Tabanan’s spatial plan is Perda Tabanan 3/2023; Jembrana has its own. Get the zone confirmed in writing.
• 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, and ask a notary/PPAT how the rule applies to your plot.
• Green belts: Perda Tabanan 6/2014 bans buildings that do not fit the land’s function in listed green belts, unless the regent allows them on the regency parliament’s recommendation; that exception does not apply in the Jatiluwih World Heritage area. Other green belts line sections of roads, for example through Baturiti and Penebel, measured from the road’s center, and existing buildings there may not be extended. Confirm the regulation’s current status and your plot’s position with the regency.
• Setbacks: at least 100 m from the highest tide line, plus protected strips along rivers and the lake shore.
• Temples: near Pura Ulun Danu Beratan or Pura Batukaru, ask which temple-zone rules apply.
• Hazards and access: check slopes and drainage, how the plot gets water and power, and that road access is legal, not a neighbor’s goodwill.
• Permits: for a villa, the PBG (building approval) and SLF (certificate of fitness for use).

Our Bali zoning guide and guide to buying land in Bali explain each step. Then browse land for sale in West Bali or villas for sale in West Bali.

Renting out a villa in West Bali

A monthly or yearly lease is a contract, taxed at 10% of the rent. Holiday rentals are a licensed business that needs a suitable zone, a PBG, an SLF and a business ID number (NIB), plus the regency’s tax on hotel services of up to 10%. Since May 2026, Bali has closed OSS to new foreign-owned applications in 18 business lines, including renting out property. See our guide to renting out a villa in Bali.

Who West Bali suits

Not sure yet? Tell us what you need: our office is in Tibubeneng in the southwest, and we sell villas and land across Bali, including West Bali.