Villas for Sale in Kaba Kaba
We find villas and land in Kaba Kaba, check the zoning before you pay a deposit, and tell you straight when a block isn't worth it.
Zoning checked first.
We confirm what a block is zoned before you commit, and we tell you when the answer ends the deal.
Prices with dates on them.
Land per are and build cost per square metre, stated with the month and the source.
Paid by the seller.
Nothing to you as a buyer on a sourcing deal. We tell you which side we are on before you ask.
One conversation.
Direct to WhatsApp. No enquiry form, no drip sequence, no being passed between agents.
Nothing to you as a buyer on a sourcing deal. We are paid by the sell side, standard practice here, and we will tell you which side we are on before you ask.
What Land and Villas Are Asking For
Bali Exception had only two land listings for the desa to sample: IDR 196 million to 360 million per are as of September 2026, back-calculated from asking prices quoted in USD rather than fixed at the point of listing. Treat it as a starting range, not a market average.
Villa asking prices from the same agency spread widely by bedroom count:
Source: Bali Exception, September 2026. Long-term rent across 22 listings ran IDR 55 million to 720 million a year, per Rumah123, also September 2026.
No build cost per square metre specific to this village has been published, so ask us for a current figure before you budget a build.
Agents pitch Tabanan villages like this one as the next Badung, pointing to a regency-wide gap: Badung land ran Rp3.75 million to Rp13.5 million per square metre against Tabanan's Rp45,000 to Rp1.65 million, per Brighton, April 2026. That comparison spans remote mountain parcels as well as this corridor, so it is a narrative, not a village-specific figure.
A narrower, dated read fits better. Tabanan's residential, yellow-zone land generally sat under Rp300 million per are as of February 2026, also per Brighton, close to the low end of Bali Exception's own sample.
Why Tabanan's Own Zoning Map Is Thin
This village answers to Kabupaten Tabanan's own RTRW, Perda 11/2012, currently being rewritten, sitting underneath the provincial plan, Peraturan Daerah Provinsi Bali Nomor 2 Tahun 2023. The pink, yellow and green labels buyers hear are agent shorthand, not wording lifted from the Perda itself:
- Green marks agricultural and protected land under Pasal 90: construction is prohibited outright, narrow exceptions aside.
- Yellow marks Kawasan Permukiman under Pasal 96: a villa can be built here, though nightly letting needs its own licence rather than following automatically.
- Pink marks Kawasan Pariwisata under Pasal 95: a licensed villa can take paying guests overnight.
Matching a block to one of those three colours takes more digging here than in Badung. Bali Property Rules put Tabanan's own mapped RDTR coverage at just 15.93% as of July 2024, so most parcels around this village sit outside a settled plan.
Tabanan's DPRD has said the regency still has no dedicated LP2B protection Perda of its own, relying only on the RTRW and a Bupati decree. That gap sits underneath a new freeze.
Perda Bali No. 4/2026 stops conversion permits on remaining protected sawah until a permanent 87% LP2B target is met, matched by Indonesia's Perpres 4/2026 on the same protected-farmland subject. Obor Rakyat, February 2026, names Tabanan alongside Gianyar as a core subak-zone target for enforcement.
Six regencies, Tabanan among them, answer to a separate, reinstated freeze on new restaurants, villas and hotels going up on productive or water-catchment ground, a rule reinstated after Bali's floods hit in September 2025, with no date yet set for it to lift. Badung, across the Munggu border, sits outside that freeze; this side of the line, in Tabanan, does not.
That same Perda treats a foreign nominee land arrangement as a public-law violation carrying potential criminal liability, not just a contract a court can quietly void.
Confirm each of these against your own block before you commit:
Four Villages Built Around One Old Puri
This village's own centre grew up around a royal palace, and three neighbouring desa fill out the corridor around it:
Kaba Kaba
Puri Gede Kaba-Kaba, the former royal seat, still hosts family ceremonies and sits behind the desa's 2016 tourism-village designation. Housing splits between the puri-linked Kaba Kaba Estate at Banjar Beringkit and small agency-listed and developer-built villas sampled through Bali Exception.
Buwit
Buwit sits 3.0 to 3.6 km west, sharing a banjar, Deloduma, with this village's own traditional-village structure. Its edge borders Munggu in Badung, exactly where the six-regency moratorium line runs. See villas for sale in Buwit.
Villas in Buwit →Nyambu
Nyambu lies 3.8 to 4.5 km north and was named an ecological tourism village in the same year as this village. More than 60% of its land is still ricefield, and its economy runs on rice-field treks rather than villa listings. See villas for sale in Nyambu.
Villas in Nyambu →Abiantuwung
Reached via Nyambu, Abiantuwung sits 5.5 km away, hillier and far more populous at roughly 11,471 residents. Its ancient Ganesha statue at Pura Puseh gives it more history than active villa stock. See villas for sale in Abiantuwung.
Villas in Abiantuwung →Where This Ricefield Market Will Let You Down
This ricefield market will not suit every buyer, and we would rather say so before money moves:
- Buyers wanting proven short-term rental income: no occupancy or booking data specific to this desa has been published, and demand here reads as long-stay rather than nightly.
- Buyers who want a settled zoning map: Tabanan's own RDTR covers only 15.93% of the regency, so most blocks here sit outside a detailed plan and need checking one at a time.
- Buyers planning to convert ricefield to build: Perda Bali No. 4/2026 froze that conversion pending an 87% LP2B target and named Tabanan a core enforcement target.
- Buyers who want the beach on their doorstep: this desa has no coastline of its own, and the nearest beaches sit 8.5 to 9.8 km away.
- Buyers relying on a nominee structure: Perda 4/2026 now treats that as a public-law violation, not a private matter courts simply void.
- Buyers nervous about flood exposure: BPBD Tabanan has flagged Kediri kecamatan, this desa's own district, for special attention over the Yeh Dati river.
Four Guides Worth Reading Before You Commit
Four guides answer the questions that come up before a first offer:
- 01
Zoning Explained
which colour applies to a block and how to prove it.→ - 02
Can Foreigners Buy Here
which title fits a foreign buyer, and which title does not.→ - 03
Land Prices
what land and finished villas are actually asking.→ - 04
Is This Oversupplied
what the housing stock and the risks say about buying now.→
Frequently Asked Questions About Buying in Kaba Kaba
Buyers new to this village tend to ask the same six things first:
What Does Land Cost in Kaba Kaba?
Bali Exception priced two Kaba Kaba land parcels at IDR 196 million to 360 million per are as of September 2026, a small, back-calculated sample rather than a full market index.
Are Foreigners Allowed to Buy Property in Kaba Kaba?
Foreigners cannot hold Hak Milik, the freehold title, under Indonesia's Basic Agrarian Law. A Hak Sewa lease works instead, alongside Hak Pakai once a KITAS or KITAP is in place, or a PT PMA set up to hold HGB.
Is Kaba Kaba at Risk of Flooding?
BPBD Tabanan flagged Kediri kecamatan, Kaba Kaba's own district, for special flood-risk attention over the narrowed Yeh Dati river, though no flood has been reported at Kaba-Kaba's own location specifically.
Can I Still Build on Ricefield Land Here?
Perda Bali No. 4/2026 froze conversion permits on protected sawah until an 87% LP2B target is met, naming Tabanan a core enforcement target alongside Gianyar, so check before you plan a build.
How Far Is Kaba Kaba From the Coast?
Kaba Kaba has no coastline of its own. Tanah Lot sits 9.0 km away, about 22 minutes by motorbike, and Pantai Nyanyi 8.5 km away, about 17 minutes, per Google Maps.
Can I Rent My Villa Out Short-Term in Kaba Kaba?
Only a pink-zoned tourism villa can legally list nightly, and every booking platform now checks that listing's licence against the ministry database, a verification deadline extended to 31 May 2026.
Tell Us What You Are Looking For
One message, direct to us. If we know of something in Kaba Kaba that fits your budget and your plans we will send it.
If we do not, we will tell you that instead of putting you on a list.
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