Kaba Kaba vs Cepaka vs Kedungu
Kaba Kaba, Cepaka and Kedungu all sit inside the same district, Kecamatan Kediri in Kabupaten Tabanan. Their land prices still run from under IDR 200 million to over IDR 1 billion per are.
This page puts the three side by side using only the market, zoning and administrative facts each area's own research file actually sources. Where a figure has not been published for one of the three, the table says so rather than guessing, because a missing number still tells a buyer something.
The Three Corridors Side by Side
Here is what each area's own data actually supports, village by village:
| Kaba Kaba | Cepaka | Kedungu | |
|---|---|---|---|
| Regency and district | Tabanan, Kecamatan Kediri | Tabanan, Kecamatan Kediri | Tabanan, Kecamatan Kediri |
| Land per are | IDR 196 to 360 million, back-calculated from two listings, per Bali Exception, September 2026 | IDR 187 to 305 million, freehold, per Balivillasales.com, 2026 | IDR 700 million at the low end, rising past 1.2 billion, freehold market estimate, per Bali Home Immo, July 2025 |
| Transport or road facts | 12.0 km, 24 to 26 minutes by car, to Pantai Berawa; the Munggu-Tanah Lot bypass through here was reported damaged, per NusaBali | Not sourced within this page's permitted research | Not sourced within this page's permitted research |
| Dominant rental type | Long-stay: no yield or nightly data published; rent ran IDR 55 to 720 million a year, per Rumah123, September 2026 | Short-stay: 18 active listings, 37.6% occupancy and a USD 216 average daily rate, per AirROI, 2025-2026 | Not sourced: only a 12 to 15% projected gross yield is reported, by Bali Villa Realty, 2025 |
| Zoning authority | Kabupaten Tabanan RTRW, cited in its own research as Perda 11/2012 under revision, plus provincial Perda 2/2023 and Perda Bali No. 4/2026 | Tabanan's regency spatial plan, enacted by the regency as Perda No. 3/2023 for the 2023-2043 period, plus Perda Bali No. 4/2026 | Tabanan's regency spatial plan, enacted by the regency as Perda No. 3/2023 for the 2023-2043 period, plus Perda Bali No. 4/2026 |
| Flood or enforcement events | BPBD Tabanan gave this kecamatan special attention, tied to the Yeh Dati channel's narrowed width, December 2025, per Bali Post | DPRD Tabanan recommended stopping seven villa projects here and in Kaba Kaba for permit and river-setback breaches, March 2026, per Kilas Bali | Bali's provincial DPRD inspected the Nuanu project at Pantai Nyanyi for ricefield conversion and setback breaches, August 2025, per Bali Tribune |
That last row matters more than any price gap. All three answer to the same Tabanan RTRW and the same 2026 farmland freeze, so a cheaper are in one village does not buy looser rules than its neighbours.
Who Each Corridor Suits
Matched against that table, here is the honest read on fit:
Kaba Kaba Suits Long-Stay, Budget-First Buyers
Kaba Kaba is the cheapest entry point of the three on a per-are basis, and its own demand reads long-stay rather than nightly, so it fits a buyer planning to lease and live rather than chase occupancy. Just 15.93% of Tabanan regency falls inside a mapped RDTR, so a specific block still needs checking on its own.
Cepaka Suits Buyers Who Want Occupancy Data
This corridor is the only one of the three with a real short-term-rental sample: AirROI logged actual bookings, not just an asking price. That evidence comes with a live enforcement record, including a March 2026 stoppage recommendation covering projects here and in Kaba Kaba.
Kedungu Suits Buyers Chasing Beachfront and Yield
Kedungu's land price reflects genuine coastal frontage, and its reported yield of 12 to 15% is the highest of the three, though it is a projection, not measured income. Its best-known project has already drawn a provincial inspection over permits.
None of the Three Offers Zoning Certainty
A lower price in one village does not mean looser rules. All three sit under the same Tabanan RTRW gaps and the same Perda Bali No. 4/2026 freeze on converting protected ricefield.
Get the specific block checked before you compare prices any further.
The Plain Recommendation by Buyer Type
Set against buyer type rather than village name, the choice looks like this:
- Long-stay family or lifestyle buyer: Kaba Kaba's lower entry price and long-term rental base fit a lease-and-live plan better than a nightly-yield play.
- Buyer who wants evidence before committing: the only one of the three with measured occupancy and daily-rate data is Cepaka, though its enforcement record deserves a hard look first.
- Buyer chasing coastal frontage and a higher projected yield: Kedungu's price reflects real beach access, but the yield figure is unproven and its flagship project has already faced a provincial sidak.
- Buyer wanting a fast, uncontested build: none of the three currently offer that, since all three answer to the same farmland freeze and the same thin regency-level zoning map.
Frequently Asked Questions About the Three Corridors
Buyers raise these once they start weighing the three against each other:
Are Kaba Kaba, Cepaka and Kedungu in the Same Regency?
One kecamatan covers all three villages: Kediri, inside Kabupaten Tabanan. That single administrative line puts the 2026 farmland-conversion freeze and every other provincial rule on each of them equally, whichever village's land or beach you are weighing up.
Which of the Three Has the Cheapest Land?
Cepaka's freehold land ran IDR 187 million to 305 million per are in 2026, per Balivillasales.com, narrowly the cheapest. Kaba Kaba followed close behind, while Kedungu's beachfront land ran several times higher.
Which of the Three Has Real Rental Occupancy Data?
Cepaka is the only one with measured figures: AirROI recorded 18 active listings, 37.6% occupancy and a USD 216 average daily rate across 2025 and 2026. Kaba Kaba and Kedungu have no equivalent published data.
Do the Same Zoning Rules Apply to All Three?
Broadly, yes. All three answer to Kabupaten Tabanan's RTRW and the 2026 provincial Perda freezing ricefield conversion, though Kaba Kaba's own research still cites the older 2012 Perda rather than the 2023 version.
Which Village Has Faced the Most Enforcement Action?
Cepaka's own villa projects drew a March 2026 stoppage recommendation and a May 2026 provincial inspection at one resort project. Kedungu's Nuanu development was separately inspected in August 2025 for similar permit issues.
Is One of These Three a Safer Buy Than the Others?
Not on price alone. Each sits under the same farmland freeze and moratorium, so the deciding factor is usually a specific block's own zoning and permit history rather than which of the three villages it sits in.
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