Mas (Ubud), Carvers' Village, Ari Canti, 10–15 min to Centre

Where it is

Mas village lies south of Peliatan and north of Batuan, on both sides of Jl. Raya Mas. This is a transit axis to Denpasar, Sanur and the airport, so leaving the village is quick and the first line of the road is noisy. Behind the road on both sides begin the banjars with their temples and the rice fields, with the Lodtunduh plateau to the west and the Petanu river valley and Pejeng to the east. Pura Taman Pule and the Setia Darma House of Masks and Puppets stand by the main road.

To	Time	How
Ari Canti hospital	2–5 min	along Jl. Raya Mas
Lodtunduh, Mirador and Most	5–10 min	west via Jl. Raya Mawang
Monkey Forest and Nyuh Kuning	8–12 min	via Pengosekan
Ubud centre, Jl. Raya Ubud	10–15 min	via Peliatan and Jl. Raya Andong
Goa Gajah	10–12 min	via Teges and Bedulu
Sukawati art market	10–15 min	south along Jl. Raya Mas
Purnama beach	25–30 min	via Sukawati
Ngurah Rai airport	45–55 min	via the toll road

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 Mas and the side streets lies the residential zone PBG">KKPR confirms a commercial KBLI code (55193)">Kawasan Permukiman, with the first line densely taken by workshops, galleries and shops. The rice fields between the banjars are RTRW, the">Perda">green zone, some of them LP2B. 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. For Mas this means one simple thing. A plot "behind the workshops, with a rice view" has to be checked by KKPR at the exact coordinates, not by the seller's word about a yellow zone.

The rule is the same as across Ubud. A KKPR with commercial KBLI 55193 decides whether a villa can be rented out, and a colour on the RDTR map decides nothing. In neighbouring Lodtunduh the Mirador plot passed exactly this check and sits in zone R3 with a PBG dated 06.08.2026. How the zones work and what they allow is explained in the article on land zones in Bali.

Water, terrain, risks

Mas stands on a gentle plateau between the Wos river to the west and the Petanu to the east. Most of the village is flat, and relief appears only at the edges where fields drop to ravines. On the Bali Net Zero coalition's risk map Gianyar is the agricultural belt, where the main risks are watershed flooding and irrigation failures, while landslides concern slopes and cliff edges. For a flat plot in Mas what matters is its level relative to the subak irrigation channel and the marks of the last wet season on neighbours' walls.

Water comes from PDAM along Jl. Raya Mas and from wells. A commercial villa's well needs a SIPA, and the flow is checked in September and October at the end of the dry season. More in the article on water and wells at a villa.

Infrastructure nearby

The village's main asset is Ari Canti hospital with 24-hour admissions, plus pharmacies and a laboratory nearby. Jl. Raya Mas has minimarkets, warungs, furniture and carving workshops, and cafés for guests heading south. Schools, coworkings and international clinics are in central Ubud 10–15 minutes away, Bali Zoo in Singapadu 10–15 minutes to the south-west, Sukawati market 10–15 to the south. Serious cases go to BIMC and Siloam in Denpasar, closer from here than from the northern villages.

There is one obvious downside. The first line of Jl. Raya Mas is trucks and scooters all day. The second lines and the field edges are quiet, and that is where villa plots are worth looking at.

Prices and demand

Ubud land runs $250–750/m² (DUVI Q3 2026) with an average of $316/m² (LandLoom, 05.2026). Mas sits in the middle of that range and below. Plots by the transit road are cheaper, quiet second-line parcels by the fields and towards the Lodtunduh border are dearer. A completed Ubud villa costs $250,000–500,000 (Magnum Estate, 06.2026), and off-plan entry at neighbouring Mirador starts from $139,000 for a 72 m² two-bedroom villa.

Who it suits. An investor who wants Ubud economics with a short drive to the airport and the sea, and guests who combine Ubud with the beach and Bali Zoo. Families appreciate a hospital five minutes away. Villa prices by segment are in the article on 2026 prices.

Terms used in this article

Yellow zoneThe residential zone on Bali's maps. Villas can be built here, and legally rented only if the KKPR confirms a commercial KBLI code (55193) at those coordinates.
Green zoneAgricultural zone and protected rice fields. A villa here is not 'cheap with a view' but, since 2026, a criminal offence under Bali Perda No. 4/2026.
Construction moratoriumThe decision of six Bali regencies from 2026 to suspend new permits for hotels, villas and restaurants in overheated zones. There is no island-wide ban, the south was not halted, and each plot is checked individually.
Perda / Perbup / PergubRegional laws of Bali province (Perda) and regulations of the governor (Pergub) and regency heads (Perbup). These introduced the RTRW, the rice-field conversion ban and nominee liability.
KKPRThe state's confirmation that the intended use of a specific plot matches the spatial plan. It is the mandatory first step before a PBG building permit.
RTRWThe long-term spatial development plan of Bali province and each regency. It sets the big zones, such as tourism, housing, farmland and protected areas.
LP2BA status for land permanently reserved for food production under Law 41/2009. Conversion to development is prohibited, and in Bali it carries criminal liability.
KBLIIndonesia's standard classification of business activities. For villas the key codes are 55193 (tourist villa) and 68111 (real estate), and the latter has been closed to new PT PMAs in Bali since May 2026.
PBGApproval of a specific building to a specific design, with its function (residential or commercial), area and storeys. It is issued before construction via SIMBG, replaced the IMB in 2021.
RDTRDistrict-level zoning detail, with specific functions, density, height and setbacks per block. It is the basis for automatic KKPR.
SIPAThe permit for a well and groundwater extraction, mandatory for commercial properties. Bali's deadline to legalise wells was 31 March 2026, with fines after.
PDAMThe regional water company. In Gianyar it is PDAM Tirta Sanjiwani. Connections are not universal and pressure fluctuates, so villas keep a storage tank and often a well.

Full glossary →

FAQ

Is Mas noisy?

On the first line of Jl. Raya Mas yes, it is the transit road to Denpasar. On the second lines and by the rice fields it is as quiet as any Ubud village. That is where we look at villa plots.

How far is the hospital?

Ari Canti hospital stands in Mas itself on the main road, 2–5 minutes from any point in the village. It is the only inpatient hospital within Ubud's radius, and serious cases go to Denpasar, 40–50 minutes away.

Does DOMA have projects in Mas?

No. The nearest projects are in neighbouring Lodtunduh, 5–10 minutes away, Mirador Villas (7 villas from $139,000) and Most Villas (4 villas, sold out). We source and check plots in Mas on request by the same method.

Can I buy a rice-view plot in Mas?

With a view yes, if the plot itself is in the residential zone and not in the LSD/LP2B. The surrounding fields are green zone, and converting them 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 LSD enquiry through the notary.

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.

Mas, south Ubud with a hospital and a road to the sea

Where it is

Zoning and land

Water, terrain, risks

Infrastructure nearby

Prices and demand

FAQ

Read more

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