Villas for Sale in Berawa
We find villas and land in Berawa, check the zoning before you pay a deposit, and tell you straight when a block isn't worth it.
What We Do Before You Commit
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. Here is what else changes when you deal with Berawa Property:
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.
What Land and Villas Cost Here
Two agencies price the same freehold strip differently, which is why we treat the numbers below as ranges to negotiate inside, not a single verified average:
A mid-tier three-bedroom villa starts around USD 250,000, about IDR 4.5 billion, depending on micro-location and build quality, as of 2026 per Bali Home Immo. Freehold villa listings on this strip range from IDR 7 billion to just over IDR 26 billion, a listing sample rather than a market average, per Bali Home Immo.
That 8 to 17 per cent spread is not a typo. It is the gap between a villa left to run itself and one managed like a business, and it matters more to your return than which street you buy on.
Check the Zone Before You Buy
A five-minute zoning check can stop you from buying land you are not allowed to rent out. Berawa sits mostly inside Desa Tibubeneng, Kecamatan Kuta Utara, under the RDTR Kuta Utara administered by Dinas PUPR Kabupaten Badung, which also sets a 100-metre coastal setback along this coast, per NusaBali's reporting on the plan.
The shorthand agents use.
Pink, yellow and green never appear in the regulation itself; agents borrow them as a quick label for three articles inside Perda 2/2023, Bali's provincial spatial plan, in Badung:
- Pasal 95 defines Kawasan Pariwisata, the pink zone: it permits a villa and short-term rental outright.
- Pasal 96 defines Kawasan Permukiman, the yellow zone: a villa can go up here, but nightly rental is a separate approval, not a given.
- Pasal 90 defines Kawasan Pertanian and Kawasan Lindung, the green zone: it rules out construction altogether.
Property guides, including Bali Villa Management, describe Umalas as a mix of yellow residential land and what they label orange tourism zoning, next to protected green paddy that cannot be built on. No demolition specific to this corridor has been recorded, but Badung has shown it will act: inspectors pulled down 48 unpermitted structures at Bingin Beach, Uluwatu, during July 2025 and paid no compensation, confirmed by Bali's provincial government.
Confirm your own block before you sign anything:
Four Pockets, One Berawa Address
Search for a villa near the beach clubs and the results span four neighbourhoods that barely resemble each other:
Tibubeneng, the Village Behind the Address
Desa Tibubeneng is the administrative village that gives Berawa its official standing, running from the beach-club strip inland through banjars like Dama and Kulibul, where land sits closer to rice fields than to a beach club. See villas for sale in Tibubeneng.
Villas in Tibubeneng →Kayu Tulang, the Quiet Set-Back Street
Kayu Tulang sits roughly two and a half to three kilometres from Berawa, Canggu and Batu Bolong beaches, trading beach-club walkability for a quieter villa-rental street with its own cafes and a coworking compound at number 16. Browse villas for sale in Kayu Tulang.
Villas in Kayu Tulang →Pantai Berawa, the Beach and the Clubs
Pantai Berawa is the black-sand beach itself, framed by Finns and Atlas beach clubs and a shifty surf break with no lifeguard cover along most of the shoreline. See villas for sale in Pantai Berawa.
Villas in Pantai Berawa →Umalas, the Ricefield Alternative
Umalas sits administratively under Kelurahan Kerobokan Kelod rather than Desa Tibubeneng, offering ricefield-view compounds let mostly on yearly contracts from IDR 380 million, as of 2025-2026 per Excel Bali. See villas for sale in Umalas.
Villas in Umalas →Who Berawa Will Not Suit
We would rather tell you to walk away today than let you discover a dealbreaker after you have signed, so this is not the right buy if:
- You need a guaranteed swim. The beach carries rip currents and a sharp shore break with no lifeguard cover along most of the sand, per Water Sports Bali.
- You cannot tolerate power gaps. This corridor saw rolling blackouts after an island-wide PLN outage that did not match the published schedule, per Jakarta Globe.
- You want zero flood risk. Gang Sri Kahyangan, an alley off the beach road, had cars submerged when the Yeh Poh river overflowed on 15 September 2025, per detikNews.
- You expect certainty on enforcement. Badung's permit crackdowns have already reached this corridor, and nobody can promise your block sits outside them.
- You hate traffic. The main beachfront road is congested at peak times, per multiple investment guides covering the corridor.
Read These Four Guides First
Four pages cover what nearly every call asks about, so skim these before you reach out:
- 01
Berawa Land Prices
, with the sourcing behind every figure in the table above.→ - 02
Berawa Zoning Explained
, for a walkthrough of what a block's colour actually decides.→ - 03
Can Foreigners Buy Property in Berawa
, for which tenures are actually available to you.→ - 04
Leasehold vs Freehold in Berawa
, for how a shrinking lease term moves the asking price.→
Frequently Asked Questions About Buying in Berawa
What Ownership Options Does a Foreign Buyer Have Here?
Hak Milik, the freehold class reserved for Indonesian citizens under UUPA Article 26(2), stays out of reach here, which fits a strip where leasehold pool villas outnumber freehold stock in the listings. A foreign buyer instead works with Hak Pakai on a valid KITAS, Hak Sewa, or a PT PMA company on HGB.
How Much Does Land Cost per Are in Berawa?
Prime freehold land runs IDR 1.7 billion to 4.8 billion per are as of 2026, per Bali Home Immo and Bali Exception, both agency guides rather than one verified government figure.
What Colour Zone Covers Most of Berawa?
Berawa mixes tourism-permitted pink zoning near the beach-club strip with residential yellow zoning inland and protected green paddy, under Perda 2/2023 in Badung. Always confirm your specific block before you commit to anything.
What Yield Can a Berawa Villa Realistically Earn?
Reported gross yields sit at 8 to 12% per Bali Home Immo, rising to a projected 15 to 17 per cent for well-managed villas per Jarniascyril. Every figure here is a projection, never a guarantee.
Is Berawa Oversupplied With Villas?
Berawa and Canggu together hold the highest transaction volume among Bali's investment hotspots, per Bali Villa Realty. Supply and achievable yield still vary block by block, so check the specific pocket before buying.
What Happens When a Leasehold in Berawa Expires?
The lease contract, not a government register, decides the building's fate, since Hak Sewa is a private agreement never recorded at BPN. Get buy-back and removal terms written into the contract before you sign.
Tell Us What You Are Looking For
One message, direct to us. If we know of something in Berawa 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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