Invest in
Kedungu

Kedungu sits on the west coast of Bali, north of Seseh and directly adjacent to Nuanu City, approximately 20 minutes from Canggu. It is characterised by wide roads, a working surf break, and open rice paddies. The area is still developing but the infrastructure is clearly investment-grade and the trajectory is well established.

Nuanu City is a large-scale creative and cultural development being built directly adjacent to Kedungu, bringing world-class events, art installations, and a new international visitor demographic to the area. Anchor developments of this scale are historically one of the strongest predictors of surrounding property value growth. For Kedungu investors, Nuanu City functions as a structural demand driver that most comparable emerging areas simply do not have.

Canggu is the most liquid market in Bali but carries the highest entry costs and is the most saturated. Seseh is the premium boutique play, with lower supply and higher price points. Kedungu is the early-mover capital appreciation play: lower entry than either, faster price growth than any established area, and the largest remaining window for buying before the market reprices. If you are optimising for total return over a five to ten year horizon, Kedungu is the most compelling case in the current market.

The market currently offers private leasehold villas, off-plan launches from established developers, and land plots for custom builds. Off-plan is the dominant vehicle at this stage of the market cycle, with pre-launch pricing often 20–25% below completed market value. For investors who want to capture the full appreciation curve, entering at the off-plan stage in Kedungu right now is the equivalent of buying in Canggu seven years ago.

Off-plan and smaller villa entries start from around $180,000. Mid-range investment-grade product sits between $220,000 and $350,000. Premium coastal villas and those directly adjacent to the Nuanu City site are priced from $400,000 and above. The median across investment-grade stock is currently $245,000.

Current yields are tracking 11–15% gross, with net returns of 7–11% after management fees and operating costs. Yields are on a rising trajectory as occupancy builds alongside the area's profile. The best-positioned properties near the coast and the Nuanu City site are already achieving the upper end of that range.

Yes, the process is the same as all Ayla purchases. We handle due diligence, title verification, and notary coordination on your behalf via a notarised power of attorney. Staged payments can be made by international bank transfer or stablecoin. Most of our Kedungu buyers complete the process without visiting Bali until handover.