1,691 m² where village life meets the rice fields

The land

The last plot before the rice fields

Most land in this part of Tabanan is either tucked deep within the village or surrounded by fields. This plot sits between the two.

The eastern boundary marks the edge of Cepaka village. Beyond it, rice fields stretch all the way to the tree line. The Ministry of Agrarian Affairs has mapped this land as protected paddy, which has helped preserve the open view.

To the west are the family compounds of Banjar Cepaka, with completed villas and pools just beyond them. The setting feels open without being isolated: the neighbourhood is established, and utilities already reach the plot boundary.

The land itself is flat and clear, with no terraces to level or slopes to retain. It is currently covered with grass, with a small group of banana trees on the western side.

The existing access track runs through the centre of the plot, dividing the buildable area in two. A 3-metre corridor has therefore been set aside along the western and northern boundaries, so the access can be moved to the edge and the land kept in one piece. It is marked in red on the plan and is already excluded from the 1,691 m².

One rule shapes the layout more than any other: within 10 metres of the road, building is limited to a single storey. Beyond that band the height allowance opens up, which suits the site, since the far side is the one facing the fields.

A fifth of the plot must stay open. Placed along the eastern edge, that requirement becomes the best part of the design: the garden, the pool and the terrace all face the rice fields rather than a neighbour's wall. From a first floor set back beyond the ten-metre band, the view runs uninterrupted to the tree line.

Aerial view with the 1,691 m² boundary marked in red, village road along the southern edge, rice fields to the east — The boundary is shown as marked by the owner. The track running north through the plot is the existing access road. A 3-metre corridor along the western and northern boundaries has been set aside so the access can be moved to the edge of the plot. Rice fields border the land to the east. North is at the top of the plan.

Zoning & what can be built

Two zones, one parcel

Tabanan's spatial plan divides the land into two zones. Most of the plot lies within the urban settlement zone, which allows generous building coverage. The south-eastern section, where the land meets the rice fields, remains agricultural and must be kept largely open. Both zones are included in the official zoning information issued for the parcel in July 2024.

This is a schematic plan and is not intended to provide survey-level accuracy. The hatched area shows the 10-metre zone beside the road corridor, where buildings are limited to one storey. The road corridor itself is not included in the 1,691 m² land area.

A Kawasan Permukiman PerkotaanUrban settlement zone — the main buildable area ±1,182 m²
B Kawasan Tanaman PanganFood crop zone — to remain largely open ±509 m²

Ground coverage (KDB): Up to 60% of zone A and 10% of zone B may be built onThe rest of each zone simply stays unbuilt — garden, terrace, pool, driveway
Green area (KDH): At least 20% of the plot must remain openAmple space for a garden, pool and terrace facing the rice fields
Storeys near the road: Buildings within 10 metres of the road corridor are limited to one storeyAdditional storeys are permitted beyond this area
Access road: A 3-metre corridor along the western and northern boundariesSet aside so the buyer can move the existing access track from the centre to the edge of the plot. Already excluded from the 1,691 m².
Assessed use: VillaConditionally permitted — memungkinkan bersyarat

The zoning information records the original division as approximately 1,300 m² and 560 m², before the 3-metre road corridor is deducted. The areas shown above are the resulting net figures and should be confirmed by survey.

Paperwork

Paperwork already in place

The parcel has already been assessed for villa use, giving buyers a clear understanding of what may be developed before arranging a viewing.

The zoning information can be viewed here in full. The title deed, recommendation letter and signed originals are available for inspection during a viewing.

Informasi Tata Ruang No. 639.B issued by DPMPTSP Kabupaten Tabanan

Informasi Tata Ruang No. 639.BOwner's name covered Open PDF

Zoning information: ITR No. 639.B, issued 11 July 2024Assessed for conditional villa use
LSD recommendation: B/PP.04.03/1848.1/VI/2024Issued by the Ministry of Agrarian Affairs / BPN on 30 May 2024
Coordinates on file: −8.594376, 115.151367

Conditions that apply

Balinese architectural character is required — Perbup Tabanan No. 7/2020, art. 10.
Setbacks and green open space per the same regulation, arts. 9 and 14.
Sacred area zoning applies to the parcel — Perda Tabanan No. 3/2023, art. 69(3).
Environmental documentation must be filed with the building application.
A PBG building permit and the required environmental documentation must still be obtained before construction.

The site

A closer look at the land

Looking across the plot from the north, flooded rice fields in the foreground — North side — flooded rice fields at the boundary

The plot seen from the road, palms on the left, rice terraces beyond — From the road

Aerial view of the plot with neighbouring villas to the west — West — neighbouring villas

Top-down aerial of the plot and the village road — Directly overhead

Aerial view showing the plot in the context of the village — The plot in its neighbourhood

High aerial with rice terraces filling the frame to the north — North — the open fields

Wide oblique aerial of Cepaka village and the surrounding rice fields — Cepaka and the rice fields beyond it

Location

Fifteen minutes from the beach, a world away from the crowds

Cepaka sits inland in Kediri, Tabanan — north of the Tanah Lot coastline and west of Canggu. The beaches, surf and restaurants are within easy reach, while the setting remains peaceful and removed from the busiest areas.

Kediri≈ 6 min
Seseh Beach≈ 15 min
Nyanyi Beach≈ 15 min
Tabanan town≈ 17 min
Pererenan≈ 17 min
Tanah Lot≈ 20 min
Canggu — Batu Bolong≈ 20 min
Seminyak≈ 30 min
Ngurah Rai Airport≈ 45 min

Approximate driving times outside peak hours.

Open in Google Maps

Price

7,500,000 IDR

per are, per year

Land area: 16.91 are / 1,691 m²
Lease term: August 2026 – August 205327 years
Annual rate: IDR 126,825,000
Full lease term: IDR 3,424,275,000Approximately US$ 193,000, based on an exchange rate of IDR 17,700
Extension: An extension option is included in the agreementTerms and rate to be agreed by both parties at the time of extension
Utilities: Electricity and water are available along the boundary road

Contact

Come and walk the land. Get in touch to arrange a viewing.

WhatsApp Call

+62 878 9118 4818