Kedewatan village · Ubud district · Gianyar
Kedewatan, the upper Ayung valley and the road to Payangan
Kedewatan is the continuation of the ridge above the Ayung north of Sayan. Jl. Raya Kedewatan runs along it on towards Payangan, with plots dropping into the valley on the western side and rice fields and banjars on the eastern side. Mandapa, a Ritz-Carlton Reserve, Amandari and other resorts stand here, and the Ayung rafting routes start below. Central Ubud is 12–15 minutes away. DOMA has no projects here, and we source and check Kedewatan plots by the same method.
Where it is
Kedewatan village lies between Sayan to the south and Payangan to the north, along Jl. Raya Kedewatan. To the east it adjoins Sanggingan with its restaurants and the Neka Museum, and further north the road enters the rice valleys of Payangan, where it is noticeably cooler. The drive to the centre goes through Sayan and Penestanan or through Sanggingan and the Campuhan bridge, and both routes jam in the evening.
| To | Time | How |
|---|---|---|
| Mandapa, a Ritz-Carlton Reserve | 2–5 min | within the village |
| Ayung rafting starts | 5–10 min | descents to the river from Jl. Raya Kedewatan |
| Sayan, Four Seasons | 5 min | south along Jl. Raya Sayan |
| Penestanan, Bintang supermarket | 8–10 min | via Sayan or Sanggingan |
| Ubud centre, Jl. Raya Ubud | 12–15 min | via the Campuhan bridge |
| Payangan | 10–15 min | north along Jl. Raya Kedewatan |
| Tegallalang terraces | 20–25 min | via Payangan or Ubud |
| Ngurah Rai airport | 60–70 min | via Denpasar |
Approximate, Google Maps by car in normal traffic, from the village centre. Exact measurements are taken from the specific plot before a deal.
Zoning and land
Along Jl. Raya Kedewatan lies the residential zone PBG">KKPR confirms a commercial KBLI code (55193)">Kawasan Permukiman, patches of tourism zone Kawasan Pariwisata appear at the resorts on the slope, the Ayung gorge is protected river territory, and the rice fields to the east and north towards Payangan are RTRW, the">Perda">green zone with LP2B. As in Sayan, the setbacks decide. The river protection strip and the cliff-edge setback cut part of the area out of a view plot, and the footprint has to pass the KKPR intensity test only after that.
Since 2026 converting a rice field for development is a criminal offence under Perda Bali 4/2026, and the moratorium in six regencies has restricted new permits in overheated zones. North of the village, where the Payangan fields begin, this is especially relevant. The law is reviewed in the article on rice fields in 2026, and the general rule for Ubud is one, a KKPR at the coordinates, not a zone colour.
Water, terrain, risks
Kedewatan stands upstream of Sayan on the Ayung, with slopes just as steep, and in the wet season the river rises fast and rafting is cancelled. On the Bali Net Zero risk map these are watershed floods and slope landslides, the risks of Gianyar's agricultural belt in their purest form. A plot above the valley needs a geological assessment of the slope, retaining wall calculations, drainage and a setback from the edge taken from a survey rather than a render.
Water comes from PDAM along Jl. Raya Kedewatan and from wells, deep ones on the ridge. A commercial villa needs a SIPA, and the flow is checked in September and October. More in the articles on water and wells and on climate risks by location.
Infrastructure nearby
Kedewatan's infrastructure is resort and village at once. The restaurants and spas of Mandapa and Amandari are open to outside guests, and along the road there are warungs, cafés overlooking the valley and minimarkets. The restaurants and the Neka Museum in Sanggingan are 8–10 minutes away, with the Bintang supermarket there too. The centre's clinics, schools and coworkings are 12–15 minutes. Nights here are quieter and cooler than in the centre.
For a guest it is a "valley, rafting and resort neighbours" address. For a long-term resident the drive to the centre and the evening jams at the Campuhan bridge need factoring in. How Ubud's infrastructure works is described separately.
Prices and demand
Ubud land runs $250–750/m² (DUVI Q3 2026) with an average of $316/m² (LandLoom, 05.2026). Kedewatan, together with Sayan, occupies the top of that range, and view plots above the Ayung are offered above its upper bound. This is an assessment from offers, not a market measurement. Plots on the eastern side of the road and to the north, nearer Payangan, are cheaper, but the share of green zone is higher there. A completed Ubud villa costs $250,000–500,000 (Magnum Estate, 06.2026), and in Kedewatan the ticket is usually higher.
Who it suits. A buyer of a premium villa or boutique hotel with a valley view who values the Ritz-Carlton neighbourhood and the quiet. An investor with two-bedroom villa economics should look at Lodtunduh with the Wos canyon, where entry at Mirador starts from $139,000. The segment comparison is in the article on 2026 prices.
FAQ
How does Kedewatan differ from Sayan?
It is one ridge above the Ayung. Kedewatan is further north, 3–5 minutes further from the centre, closer to the rafting starts and the road to Payangan, and home to Mandapa and Amandari. Prices are comparable to Sayan, and both are above the rest of Ubud.
Is the rafting noisy?
No. The routes run along the gorge floor while the villas stand up on the ridge. The noise comes rather from Jl. Raya Kedewatan with its tourist buses during the day, and second-line plots away from it are quieter.
Can I buy a plot by the rice fields north of Kedewatan?
If the plot is in the residential zone and not in the LSD/LP2B, yes. Towards Payangan the share of protected fields grows, and converting a rice field for a villa has been a criminal offence under Perda Bali 4/2026 since 2026. We check the KKPR at the coordinates and run an enquiry through the notary.
Does DOMA have projects in Kedewatan?
No. Our projects are in Lodtunduh, Petulu, Pejeng Kawan and Tegallalang. We source and check Kedewatan plots on request by the same method, with KKPR, survey, water check and banjar consent.
Read more
- Climate risk by location in Bali and what to check before buying a villa
- Water at a Bali Villa, from Well and PDAM to Quality and Filtration
- Bali's Rice-Field Law No. 4/2026 and why a villa on farmland is now a criminal matter
- How Much Does a Bali Villa Cost in 2026: Prices by Area and What Drives Them
- Ubud or Canggu, choosing your market
Sources: Google Maps (travel times approximate, car, normal traffic, measurements approximate, 11.2026), DUVI index Q3 2026, LandLoom (05.2026), Magnum Estate (06.2026), Bali Net Zero coalition, Bali Climate Week 11.09.2026, Perda Bali 2/2023 and 4/2026, Betterplace operator reports for Green Harmony (2025). Not a public offer.
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