Beraban · Kediri · Tabanan, Bali
HGB (Freehold) · PKKPR Approved · Villa & Tourism Accommodation
The Investment Thesis
Bali's 2026 development moratorium halted new hotel and restaurant approvals across Tabanan regency. The intent was to limit agricultural land conversion. The effect was to freeze the supply of newly approvable hospitality development sites across the entire western corridor. Most land in Tabanan cannot obtain a development approval now. This parcel already has one.
This site holds an active PKKPR — Indonesia's national development approval for villa and tourism accommodation — issued April 2024 and renewable. It overrides the land's LP2B protected agricultural designation at the national level. That approval is the legal instrument that separates this site from virtually every other parcel in Tabanan.
Five kilometres north, Nuanu Creative City — a 44-hectare, USD $148M+ mixed-use development — opened in August 2025, backed by Singapore capital. Genius Group (Singapore-listed) invested $7.1M for 51% of a Nuanu joint venture. Villa prices at The Collection at Nuanu launched at Rp 15 billion. Institutional capital has already made the corridor bet. Beraban is the next logical step south.
Active listings in the Kedungu/Nyanyi benchmark corridor are trading at IDR 560–750M/are. This parcel is priced at IDR 700M/are for full-site acquisition and holds a materially stronger regulatory position than most comparable sites — a PKKPR already in hand versus the speculative position of sites that would need to obtain one. That gap widens over time.
The Location
Tanah Lot Temple is not a tourist attraction in the conventional sense. It is one of the world's most photographed religious sites — drawing approximately 5,000 visitors per day — and has been a place of active Hindu pilgrimage for over 500 years. It will be there in 50 years. Boutique hospitality and wellness developments positioned around cultural proximity, rather than competing on beach access or nightlife, consistently command Bali's highest ADRs.
Proximity to a Hindu sacred site also means something increasingly rare in Bali: genuine quiet. The cultural and religious buffer around Tanah Lot prohibits the nightclubs, beach bars, and noise-generating development that now defines Seminyak, Canggu, and Legian. Guests at a retreat or boutique hotel here will not be competing with sound systems at 2am. That is a claim almost no other Bali development site can make honestly — and it is a direct selling point for the wellness, retreat, and slow-travel segments that command Bali's highest room rates.
Site Character
Stand on this land and the case makes itself. Rice paddies surround the site on every side — no rooftops, no fences, no immediate neighbours. A small river runs along the southern boundary, audible before it's visible. Mature palms line the western and southern perimeters, their canopy already years in the making. Less than a kilometre away, the silhouette of Tanah Lot Temple rises from its ocean rock. This is what the guests will see. It is not a rendering — it is the view from the site today.
The site has an on-site 5 metre construction road. Final road design and surfacing forms part of the development build-out — the buyer has full latitude to configure the entry to suit their project. End-of-road position means no through traffic. Privacy is structural, not architectural.
A small river forms the natural southern boundary of the site. A permanent soft edge that cannot be built over — and a landscape design asset. Water features, cooling microclimates, and natural sound barriers are part of the site, not additions to be engineered.
The site slopes naturally from north to south, enabling tiered and terraced villa design with elevated outlooks across the surrounding rice paddies. Natural drainage. No major earthworks required to create the layered design language that premium boutique hospitality demands.
Mature palms and tropical vegetation line the western and southern edges. Natural privacy screening is already in place — established over years, not planted on opening day. It frames the site without the sterile perimeter feel of a blank-slate parcel.
Rice paddies and agricultural land on all sides. No immediate neighbours. No rooftop views into adjacent development. Long-term view protection is built into the location — it is not dependent on what the neighbours do, and it cannot be bought or replicated.
The Site
| Location | Desa Beraban, Kecamatan Kediri, Kabupaten Tabanan, Bali |
| Field Area | 3,760 m² (37.6 are)Transaction closes on BPN-measured basis |
| Certificate Area | 3,950 m² (39.5 are) |
| Title | HGB (Freehold) No. 00842No mortgage, no encumbrances, no disputes — clean certificate check |
| Holder | PT Nualchemy Business Services (PMA) |
| PKKPR | Issued April 2024 · Active · RenewableKBLI 68111 — Real Estate / Villa / Tourism Accommodation |
| Spatial Zone | Agricultural / LP2BPKKPR is the national override instrument authorising development |
| Road / Access | On-site 5 metre construction roadFinal road design and surfacing forms part of the development build-out. End-of-road position — no through traffic. |
| NIB | Active — PT Nualchemy Business Services |
| Full Site Price | IDR 700M/are · ≈ USD $1.65M totalBest value per are — volume rate for whole-site acquisition |
| Subdivided Plots | From IDR 725M/areMinimum 8 are per plot, inclusive of road allocation |
Minimum subdivision 8 are, inclusive of road allocation. Full-site acquisition offers the best per-are rate — see Deal Structures below.
Deal Structures
The right structure depends on your capital position, development intent, and timeline. All three are available. The seller is open to discussion on structure for the right buyer.
The best value per are. Acquire the full 37.6 are in a single transaction and eliminate the complexity of staged purchases. Two transaction paths available.
Foreign buyers: PT PMA included via share sale. PT Nualchemy Business Services is an active, fully licensed PMA company. A share sale transfers the entire entity — including the PKKPR, HGB title, NIB, and the company's licensed business activities: owned and leased real estate (68111), real estate on fee/contract basis (68200), wholesale trade (46100), management consultancy (70209), professional and technical services (74909), and private education services (85499). Note: 74909 and 85499 have licences not yet issued under the current NIB. No new company establishment required.
The site can be acquired in individual plots from a minimum of 8 are, inclusive of road allocation. Additional plots are available on separate terms.
For operators and developers who prefer to deploy capital into construction rather than land. The seller retains equity in exchange for contributing the site and PKKPR approval.
Due Diligence
Most Bali land transactions stall at due diligence because the documentation isn't ready. Title disputes, zoning ambiguity, missing permits — these are the deal killers. This parcel has been through that process. The PKKPR, HGB certificate, NIB, topographic survey, and legal opinions are compiled and ready to send.
The one document in preparation — a legal memo from Dannil's & Partner, Denpasar, confirming the PKKPR's exemption from the 2026 Tabanan moratorium and the LP2B/PBG pathway — will be available within weeks. Serious buyers can request it directly and receive it as it is finalised.
Request the Full DossierEnquire
This is a direct enquiry to the seller. No agents in the middle. All enquiries are responded to personally within 24 hours.
The full documentation dossier — PKKPR, HGB certificate, NIB, topographic survey, legal opinions, and comparable pricing — is available immediately to qualified buyers under NDA on request.