Badung · Emerging
This is where people moved when Canggu got too loud: families, long-stay nomads and boutique-villa investors. Supply grew 46% in a year, nightly rates match Canggu, but revenue per listing is already falling.
Photos: Wikimedia Commons · Seseh beach: Pererenan's quiet neighbour — Rafifa29, CC BY-SA 4.0 · Rice fields west of Pererenan: what people come for — futurehorizon1, CC BY 3.0 · Tanah Lot: 15 minutes from Pererenan — Jakub Hałun, CC BY-SA 4.0
Pererenan is the last village of Badung before the Tabanan border. Further west lie Cemagi, Seseh and Kedungu (already Tabanan): black beaches without clubs, rice fields to the horizon and a coastal road you can still drive. This is where most 4–10-villa boutique clusters are being built right now.
The area's big question is land. Most plots between the villages are rice fields in the green zone, and after Perda 4/2026 converting them is not just hard but criminal. Buy here only with a KKPR in hand.
Badung · -8.6350, 115.1180 · 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, leasehold | IDR 17–42M/are/yr (25–37 yrs) | Kibarer, 06.2026 |
| Land, freehold | IDR 0.6–1.2B/are ($370–740/m²) | Balitecture Realty, 27.08.2026 |
| Villa, leasehold | median ≈$135k, 2BR IDR 4.4–5.3B | Balitecture Realty, 27.08.2026 |
| Kedungu villas | $255k–1.45M (30 yrs) | Kibarer, 06.2026 |
| Nightly rate (ADR) | $208 | AirROI, 09.2026 |
| Occupancy | 40.2% | AirROI, 09.2026 |
| Revenue per listing | $21,800/yr (−28% YoY) | AirROI, 09.2026 |
| Active listings | 626 (+46% in a year) | AirROI, 09.2026 |
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 Pererenan & Seseh sees and where the owner's rental demand comes from. Distances are given from the centre of the area, photos are from Wikimedia Commons.
A wide black beach with the stone Gajah Mina statue at the entrance and a row of cafés on the sand. The wave suits intermediate surfers, swimming is harder because of currents. In the evening residents of the surrounding villas gather here, and that is the main difference from Canggu: a village mood rather than a club one. The first line behind the beach is built up and there are no free plots by the sea, but rice fields with an ocean view remain across the road.
The quiet beach of the fishing village of Seseh with a temple by the water and a few cafés. No clubs, but a long strip of sand with almost nobody on it and a steady surf wave. Boutique clusters of 4–8 villas are being built around the village, and Seseh is the place most often called the new Pererenan. Land between the village and the sea is mostly rice fields, so a KKPR check is essential here.
The first beach across the Tabanan border: a rocky headland, a sandy cove and one of the west coast's favourite surf breaks. Infrastructure is minimal, a few warungs and a car park. Several off-plan clusters have launched around Kedungu in the last two years and leasehold prices are already approaching Pererenan. Remember this is Tabanan regency, where new hotels and restaurants are not approved from 2026.
Between Pererenan and Seseh lies the village of Cemagi with an almost deserted beach and the Batu Ngaus cliff temple that locals compare to a small Tanah Lot. The quietest villas of this stretch of coast are here, along with Badung's cheapest seaside plots. The flip side: narrow roads and no shops, people drive to Pererenan or Munggu for groceries.
The main sight of the whole west coast, a quarter of an hour from Pererenan. A 16th-century temple on a rock you can reach over the stones at low tide, and the sunset that coaches come for. For a Pererenan villa owner it is the nearest magnet for guests, and the road to the temple also leads to Nyanyi and Kedungu beaches.
A long empty beach between Kedungu and Tanah Lot with a new road running along it. Large hotel and villa projects are planned here and some are under construction. For now it is the quietest spot on the coast, but this is where early-stage investors look: land costs half of Pererenan and Canggu is 25 minutes away.
The royal temple of Mengwi surrounded by a moat and garden, a UNESCO site. The nearest large temple to Pererenan without crowds: an easy stop on the way to Mengwi market or the mountains. A good example of Balinese temple architecture without commerce around it.
Landmark photos: Wikimedia Commons · Seseh Beach: Rafifa29, CC BY-SA 4.0 · Kedungu Beach: Anggabuana, CC BY-SA 4.0 · Tanah Lot: Jakub Hałun, CC BY-SA 4.0 · Pura Taman Ayun: DayakSibiriak, CC BY-SA 4.0
| Airport | 60–90 min |
|---|---|
| Beach | Pererenan / Seseh / Kedungu |
| Clinics | Kasih Ibu Tabanan ≈25 min, Siloam ≈40 min |
| Schools | Canggu schools 10–15 min |
| Shops | Pepito, Munggu markets |
Drive times are typical off-peak estimates. Verify on Google Maps for a specific plot.
Quieter, greener, land 30–50% cheaper, nightly rate almost the same ($208 vs $214). But cafés and clubs are a 10–15-minute scooter ride, not a walk.
Yes, but most plots are rice fields. After Perda 4/2026, converting protected paddies to villas is a criminal offence. Check the KKPR before any deposit.
Listings: $255k–1.45M on 28–30-year leasehold. A two-bedroom is around IDR 5.3B.
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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