Gianyar · Emerging
Twenty kilometres of black sand between Sanur and Kusamba: the world-class Keramas surf break, the safari park and rice fields running to the sea. Land is half the price of Sanur, the regency is outside the 2026 ban, but rental demand is still the thinnest in the south.
Photos: Wikimedia Commons · Keramas beach: black sand and the right-hander — Arthamade, CC BY-SA 4.0 · Morning in Keramas — Arthamade, CC BY-SA 4.0 · The Gianyar coast from above — Marvin Meyer, CC0
The Gianyar coast is the villages of Ketewel, Saba, Keramas and Lebih along the Ida Bagus Mantra road. Forty minutes from Ubud, twenty from Sanur: hence “Ubud's beach” and “Sanur overflow”. New villa clusters are appearing in Ketewel. Plots with paddy and ocean views in Keramas and Saba.
The market is early: 48 nightly listings at 20% occupancy and $5.4k revenue a year. People mostly buy land: freehold SHM at IDR 250–350M per are — for their own villa or for appreciation. Gianyar escaped the 2026 ban, making the coast a rare combination: cheap and buildable.
Gianyar · -8.5900, 115.3400 · Google Maps
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, freehold (Keramas) | IDR 250–350M/are (SHM), 20 listings | rumah123.com, 09.2026 |
| Land, freehold (Ketewel, near beach) | IDR 650M/are | Kibarer, 06.2026 |
| Villas | no median data, isolated listings | Kibarer, 06.2026 |
| Nightly rate (ADR) | $112 | AirROI, 09.2026 |
| Occupancy | 20.2% | AirROI, 09.2026 |
| Revenue per listing | $5,400/yr (−31% YoY) | AirROI, 09.2026 |
| Active listings | 48 (62% entire homes) | AirROI, 09.2026 |
| 2026 status | Gianyar outside the ban | 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 Keramas & Ketewel sees and where the owner's rental demand comes from. Distances are given from the centre of the area, photos are from Wikimedia Commons.
Black sand and a right-hand wave over the reef that is called one of Bali's best. A stop of the world surf tour has been held here and in the evenings the resort lights the wave with floodlights. Not a swimming beach: the currents are strong. A few resorts and first-line villas surround it, then fishing villages along the coast. For an investor Keramas means a surf audience and eastern quiet 40 minutes from the airport.
The island's largest zoo on 40 hectares: a bus safari among elephants, zebras and rhinos, an aquarium, the evening Bali Agung show and a night safari. The main family attraction of the east coast, around a million visitors a year. It also runs as a hotel overlooking the enclosures. For a villa owner in Keramas it is a selling point for family guests who find the quiet area short on entertainment.
A beach in Sukawati between Ketewel and Keramas fronted by several large villas and small resorts. Black sand, a long unbuilt strip, a temple by the shore and fishermen at dawn. In the mornings residents of the nearby villas walk and run here. Purnama and neighbouring Saba are where developers look as the continuation of Keramas: land is still cheap and Sanur is 25 minutes away.
A quiet beach next to Keramas with the large Pura Segara temple and a stretch used for horse rides along the water. Village melasti ceremonies before Nyepi, when temple relics are carried to the sea, take place here. The shoreline is almost unbuilt, with rice fields behind. Plots like these 300–500 metres from the ocean make up most of the land on offer in the area.
One of the sea temples in the chain ringing Bali, standing right on the beach at Medahan. Known for the statues and carving at its entrance and as the ceremony ground for the whole Gianyar district. On temple days processions fill the beach, the rest of the time it is empty. Small warungs and fishing boats sit nearby. For villa guests it is the closest real temple without tourists.
The beach nearest the regency capital, looking across the strait to Nusa Penida. Known for seafood restaurants on the shore and as the place where ashes are released after cremations. A long promenade, parking and plenty of locals at weekends. From here it is 10 minutes to central Gianyar with its market, hospital and schools, which matters for those living in Keramas full-time.
The area's beach closest to Sanur, 15 minutes away on the bypass. Black sand, an intermediate surf wave and a few first-line villas with pools. Ketewel village is known for dance masks, home to families of carvers. For a buyer it is a compromise: quieter than Sanur, cheaper than Keramas, and 20 minutes from Sanur's international schools and clinics.
An 11th-century temple in front of a cave inhabited by thousands of bats, on the road to Kusamba. One of the nine temples guarding Bali at the points of the compass. Legend says the cave runs all the way to Besakih. Across the road is a black-sand beach with salt pans. A handy stop on the way to Padangbai and Nusa Penida.
Landmark photos: Wikimedia Commons · Keramas Beach: Arthamade, CC BY-SA 4.0 · Bali Safari and Marine Park: Christophe95, CC BY-SA 4.0 · Purnama Beach: Arthamade, CC BY-SA 4.0 · Lebih Beach: Wikimedia Commons, CC BY-SA 3.0 · Ketewel Beach: Marvin Meyer, CC0 · Goa Lawah (Bat Cave Temple): Schnobby, CC BY-SA 3.0
| Airport | 40–60 min |
|---|---|
| Beach | Keramas / Ketewel / Pabean: in the area |
| Clinics | Prof. Ngoerah, Bali International Hospital (Sanur) 20–30 min |
| Schools | Sanur and Ubud 20–40 min |
| Road | Ida Bagus Mantra bypass |
Drive times are typical off-peak estimates. Verify on Google Maps for a specific plot.
IDR 250–350M per are freehold (SHM) across 20 rumah123 listings. Near the beach in Ketewel up to 650M per are.
Yes, but the market is early: 48 listings, ADR $112, 20% occupancy. People buy here to live or for land appreciation, not quick yield.
Gianyar stayed outside the 2026 ban on new hotels and restaurants, and Sanur and Ubud hospitals are 20–40 minutes away.
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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