Karangasem · Niche
Three hours from the airport, black beaches, reefs off the shore and Indonesia's best shipwreck. Guests are divers and freedivers staying for weeks. The nightly rate is $68, the lowest of any area. People buy a freehold house by the sea here, not yield.
Photos: Wikimedia Commons · Amed: the bay and Mount Agung — Suhaasps3, CC0 · Fishing jukungs on Amed beach — Marklchaves, CC BY-SA 4.0 · Golden hour over Jemeluk bay — Wawansatriawan bali, CC BY-SA 4.0 · Amed's traditional salt makers — Surya Edy Gautama, CC BY-SA 4.0
Amed is a chain of fishing villages from Jemeluk to Aas along the east coast under Agung. Tulamben, 20 minutes north, is famous for the USAT Liberty wreck. Infrastructure is minimal and roads narrow, but the water is clear and sunsets fall on the volcano.
The market is first-line freehold estates at $450k–1.95M, small dive resorts and hillside villas from $100k. There is no land data. Deals are with Indonesian sellers. Risks: the Agung eruption hazard zone, the 2026 water emergency in Karangasem and the 2026 ban on new hotels and restaurants.
Karangasem · -8.3380, 115.6600 · Google Maps · no new hotels/restaurants from 2026
DOMA rating, 5 = highest on the island. Land and nightly rate mean price level. Occupancy is AirROI against the island average. Infrastructure covers hospitals, schools and roads. Quiet is the inverse of traffic and nightlife.
| Metric | Value | Source |
|---|---|---|
| Land | no index | rumah123.com, 09.2026 |
| Villas: budget / mid / luxury | $100–250k / $250–500k / $500k–1.5M+ | Kibarer, 06.2026 |
| First line (regency) | $451k–1.95M | Kibarer, 06.2026 |
| Nightly rate (ADR) | $68 | AirROI, 09.2026 |
| Occupancy | 35% | AirROI, 09.2026 |
| Revenue per listing | $9,700/yr (−18% YoY) | AirROI, 09.2026 |
| Active listings | 71 (41% houses, 44% boutique hotels) | AirROI, 09.2026 |
| 2026 status | Karangasem: new hotels and restaurants banned | Запрет новых отелей/ресторанов в 6 регентствах с 2026, 08.08.2025 |
Asking prices from listings. ADR and occupancy come from the AirROI polygon, Aug 2025 – Jul 2026. 1 are = 100 m². A forecast, not a guarantee.
What a guest of a villa in Amed & Tulamben sees and where the owner's rental demand comes from. Distances are given from the centre of the area, photos are from Wikimedia Commons.
An American transport torpedoed in 1942 and pushed into the sea by the 1963 Agung eruption. It lies 30 metres from shore at 5 to 30 metres depth, entirely overgrown with coral. The most dived wreck in the world and the reason Tulamben exists: dozens of dive centres, shore entries straight off the beach, hundreds of divers a day in season. For an investor it is a steady dive audience that comes year-round.
Amed's main bay, looking at Agung across the water: jukung fishing boats on black sand, a reef 20 metres from shore and an underwater gallery of statues for snorkelling. A sunset viewpoint sits on the headland. Warungs, dive centres and small hotels line the bay. It is the centre of the area from which distances to hillside villas are measured.
One of Amed's seven bays and the calmest for swimming: fine dark sand, a coral reef and the Japanese shipwreck close to shore in neighbouring Banyuning. A few boutique hotels and hillside villas overlook the bay. The coast road is narrow and hilly but almost free of cars. This is where the villa belt with the area's best panoramas begins.
The Gates of Heaven: the split gate of the lower temple framing Agung has become one of Bali's most reproduced images. The photo queue takes 1–3 hours. The upper Luhur Lempuyang temple sits on the summit 1,700 steps higher and few make it there. One of the island's six principal temples. From Amed it is 40 minutes via Abang.
The 1946 water palace of the raja of Karangasem with fountains, ponds and a stepping-stone path across the water. It lies on the road from Amed to Amlapura, the regency capital with its market, banks and hospital. Rice terraces and walking paths surround the palace. For Amed residents it is the nearest town trip, combining errands in Amlapura with a walk.
The 3,031-metre volcano fills Amed's western horizon and shapes its sunsets. The 2017–2019 eruption halted tourism in the area for almost a year, the main risk to keep in mind when buying: the evacuation zone starts 8–12 km from the crater, Amed is outside it, Tulamben on its edge. Summit climbs start from Besakih or Pasar Agung.
The traditional sea-salt production Amed lived on before tourism: seawater is poured into hollowed palm trunks and evaporated in the sun. Amed salt holds a geographical indication and is sold in shops along the coast. A few families still work the old way and welcome visitors. One of the few living crafts on Bali not yet turned into a show.
A dive village on a stony shore below Agung. Besides the Liberty there are a dozen sites right off the beach: Coral Garden, the Drop-off, Seraya Secrets for macro photography. The village is dive resorts, warungs and gear shops with no swimming beach. Land is cheaper than in Amed but demand is narrow: people come here only to dive.
Landmark photos: Wikimedia Commons · USAT Liberty Shipwreck: Tilonaut, CC BY 3.0 · Jemeluk Bay: Suhaasps3, CC0 · Lipah Beach: Wawansatriawan bali, CC BY-SA 4.0 · Pura Lempuyang: yeowatzup, CC BY 2.0 · Tirta Gangga: Traveler100, CC BY-SA 3.0 · Mount Agung: Marklchaves, CC BY-SA 4.0 · Amed Salt Making: Surya Edy Gautama, CC BY-SA 4.0
| Airport | 2.5–3 h |
|---|---|
| Beach | Jemeluk / Lipah / Tulamben: in the area |
| Clinics | RSUD Karangasem ≈45 min |
| Schools | none |
| Water | wells, 2026 water emergency in Karangasem |
Drive times are typical off-peak estimates. Verify on Google Maps for a specific plot.
Budget $100–250k, mid $250–500k, first line and luxury $500k–1.5M+ (Amed management companies. Regency listings $451k–1.95M).
Low: ADR $68 at 35% occupancy — about $9.7k a year per listing. People buy here to live and dive.
The 2017 eruption closed the airport and evacuated villages. Amed sits at the foot. Check the plot's KRB zone and insurance terms.
Updated 2026-09-20. Not a public offer. DOMA is an agency: we do not build or sell in this area unless stated on the page.
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