Silvia
President
Bali Real Estate Investment: Kedungu
Invest in
Kedungu
The next Canggu. Wide roads, surf, and Nuanu City as a demand engine. Buy before the market reprices.
50+
Investors Helped
15%+
Avg Rental Yield
5★
Client Rating
3
Years in Bali
Why Kedungu
Kedungu is where Canggu was seven years ago: wide roads, a working surf break, open rice paddies, and entry prices that have not yet caught up with the fundamentals. Situated on Bali's west coast directly north of Seseh and adjacent to Nuanu City, a major creative and cultural development now under construction, Kedungu has the kind of structural demand driver that most emerging areas never get.
For investors, the opportunity is straightforward. Entry prices sit approximately 35% below Canggu for comparable product. Land has already appreciated 40–70% since 2022 as the first wave of developers moved in. And yields are tracking 11–15% gross with room to rise as occupancy builds. The window for early-mover positioning is still open, but it is closing.
The Kedungu Opportunity
Why Kedungu Is Bali's
Best Early-Mover Play
Lower entry than Canggu, faster appreciation than any established area, and a major anchor development driving demand. The window is still open.
11–15%
Rental Yields
40–70%
Land Appreciation Since 2022
$245K
Median Entry (USD)
20 min
From Canggu
Our Method
Our Method
First, watch the video. It's only 1 minute long…
01
Consultation
We start with a deep dive into your goals: budget, ROI expectations, lifestyle preferences, and risk tolerance. We understand exactly what you're looking for in Bali.
02
Curation
We access our huge database of Bali developers to find the offers that match your goals. So far, already better than 90% of Bali agencies.
03
Research and Negotiation
We shortlist the favourites and then perform rigourous research on the reputation, quality and reviews of the chosen developers. We then negotiate on your behalf to get the best deal.
Client Results
What Our Investors Say
I'd been looking at Bali property for two years but couldn't find anyone I trusted. Ayla found us a villa in Canggu with a 16% yield and handled everything. Best financial decision we've made.
JR
James R.
London, UK
They negotiated 12% off the developer's asking price and saved us months of due diligence. I don't know how you'd do this without them.
SK
Sarah & Tom K.
Sydney, Australia
Zaq and the team are the real deal. No fluff, no pressure. Just honest advice and a great property. Our villa has been fully booked since day one.
MD
Marcus D.
Dubai, UAE
Meet the Team
Our backgrounds include 18 years of real estate, data science, engineering and foraging for rodents
Zaq
Vice President
Willy
Real Estate Agent
Jackie
AYLA team mascot
Silvia
President
Zaq
Vice President
Willy
Real Estate Agent
Jackie
AYLA team mascot
Ayla Journal
Stay in the Know
Kedungu Property FAQ
Kedungu Investment Questions Answered
Where exactly is 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.
What is Nuanu City and why does it matter for Kedungu investment? +
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.
How does Kedungu compare to Canggu and Seseh for investment? +
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.
What types of property are available in Kedungu? +
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.
What are typical entry prices in Kedungu? +
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.
What rental yields can I expect in Kedungu? +
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.
Can I buy in Kedungu remotely? +
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.
Get Started
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