8°35′35″ S  ·  115°07′26″ E  ·  Kediri, Tabanan, Bali

Nyanyi

33 metres of jungle from the road down to the river, twelve minutes from Nyanyi Beach.

18 + 15 areTwo plots
+ 2.5 areBonus land with each plot, free
2055Lease · extension guaranteed
IDR 10–11 MPer are, per year
Ask for a special price if you buy both
Why this land
Down to the water

The land runs all the way to the riverbed. At the foot of your garden, water runs over stone.

Five are, free

The survey measures 3,810 m². You pay for the 33 are on the title; about five more come with the land.

Above the canopy

The road runs 33 m above the riverbed. Build up for the view over the treetops, or down into their shade.

Villa use, confirmed

The regency’s 2024 zoning letter permits a villa: outright on the road side, with conditions on the river side.

Your house won’t raise the rent

The lease runs to 2055, and up to 30 more years are guaranteed, priced on the land alone. What you build is not counted.

Twelve minutes to the sea

Nyanyi Beach and Nuanu, with its international school, cafés and art, are a short drive away. You come home to the jungle.

The land

Thirty-three are. Thirty-three metres.

At the road you stand level with the treetops. Then the land falls away: a steep wooded bank, gentler terraces below it, and at the very bottom a river running over stones. Build high and live in the light above the canopy, or walk down to the water, where the road disappears and only the river speaks.

Two plots share the slope, each with the road above and the river below: 18 are to the north, 15 to the south. The line between them is indicative and is set with the owner.

Survey planDivision indicative
Road to river

Walk down the valley.

A section through the north plot, cut from the land survey and drawn true to scale.

0 mAt the road
SectionDrag along the section
  1. The road shelf

    Level ground where the gate opens and the light is widest.

  2. The wooded bank

    The steepest ground, held by the trees: the place for a garden stair.

  3. The lower terraces

    Gentler ground, sheltered and quiet, close to the water.

  4. The river

    Water over stone, at the foot of the land.

Interactive model

Turn the valley in your hand.

Built from the land survey, true to scale. Choose a plot, look up from the river, and follow the sun across the slope.

Taking both plots?Ask for our special price
3D model of the land on the slope above the river, turning
Drag to turn the model

See it from above.

Location

Deep in the green. Close to the sea.

Twelve minutes to Nuanu, the 44-hectare creative city between Nyanyi Beach and Tanah Lot: an international school, restaurants, art and wellness. Then back into the jungle, where the only sound is the river.

010 min20 min3040
Approximate drive times. Open in Google Maps ↗
Potential

What the land allows.

On a slope like this, a house becomes a stair: rooms at the road, terraces down the bank, the river at the bottom. Three ways to build it, within the zoning limits.

Concept A: one house stepping down from the road in four levels, a pool terrace and a pavilion on the lower terraces
Drag to turn

Illustrative concepts on the surveyed terrain, within the zoning limits. Not designs.

1,288 m²Build on up to 60% of the road side and 30% of the river side
4,232 m²Floor space up to 2.4× the road side and 0.8× the river side

Limits from the regency’s zoning letter, applied across the 33 are: about 995 m² on the road side, 2,305 m² on the river side.

From zoning to keys

The first step is already done.

  1. Zoning

    The regency has confirmed villa use on this land (ITR 833.B/2024).

    Done
  2. Permits

    Spatial approval (KKPR) and building permit (PBG), filed with your design. The landowner signs and gathers the approvals from the neighbours and the village.

    Landowner signs
  3. Build

    With the architect and builder of your choice.

    Your team
  4. Certificate of use

    SLF, issued when the house is complete.

    On completion
Talk it through · arrange a viewing →
Documents

The paperwork, already done.

Zoning, a full topographic survey, the title and the lease are ready for your notary. Copies go to verified buyers, usually within a day.

Request the document pack

PDF

Zoning letter (ITR)

From the Tabanan planning office. Road side: settlement zone, villa permitted (memungkinkan). River side: plantation zone, villa permitted with conditions (memungkinkan bersyarat).

No. 833.B · 30 Aug 2024
Ready
DWG

Topographic survey

The whole land with 1 m and 0.5 m contours, cross-sections and the trees. Architects can use the CAD files directly.

PT Geotrah Pramana Sentosa · Jun 2024 · DWG · DXF · SKP · PDF
Ready
SHM

Land title

The freehold title (Sertifikat Hak Milik, electronic) held by the Indonesian owner, over which the lease is granted.

Electronic certificate · 2024
On request
DOC

Lease

A notarial lease to 2055, with an extension of up to 30 years guaranteed, priced on the land alone. The deed allows the lease to be transferred in whole or in part.

Term to 2055 · extension up to 30 yr
On request
Questions

What buyers ask first.

Yes, as a leaseholder. The freehold title stays with the Indonesian owner, as the law requires, and you hold a notarial lease. You see the full lease terms before any deposit.

The lease runs to 2055, and an extension of up to 30 years is guaranteed in it, at the market rate for the land alone: the house you build does not raise the price. As is standard in Bali, permanent buildings stay with the land when a lease finally ends.

The lease continues. It binds the owner’s heirs and successors, and the deed bars the owner from selling or mortgaging the land while the lease runs.

The title states 3,300 m²; the 2024 survey measures about 3,810 m² within the boundary the owner showed. The title’s own measurement sheet of 2001 already draws the land from the road to the river. You pay for the 33 are, the rest comes with the land, and a re-measurement at the land office can bring the title up to date.

The zoning letter carries no flood-hazard note for this land, and the road side stands about 33 m above the riverbed. How close to the water you can build is set by the river authority with the building permit.

Living here yourself and long-term letting are straightforward. Nightly letting depends on a business licence, not on zoning: the zoning letter permits villa use, and the river-side zone names eco-tourism among its uses.

Another question? Ask us →
Private viewing

Come and stand on it.

We walk the land with you from the road to the river, survey in hand. If you are abroad, we can do a live video walk of the site.

IDR 10.005 BBoth plots · IDR 10–11 M per are, per year
≈ USD 566kApproximate, in US dollars
Taking both plots?Ask for our special price

We reply within one working day. Your details are used only to answer you.

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