Villas for Sale in Cepaka
We find villas and land in Cepaka, check the zoning before you pay a deposit, and tell you straight when a block isn't worth it.
Zoning checked first.
We confirm what a block is zoned before you commit, and we tell you when the answer ends the deal.
Prices with dates on them.
Land per are and build cost per square metre, stated with the month and the source.
Paid by the seller.
Nothing to you as a buyer on a sourcing deal. We tell you which side we are on before you ask.
One conversation.
Direct to WhatsApp. No enquiry form, no drip sequence, no being passed between agents.
Nothing to you as a buyer on a sourcing deal. We are paid by the sell side, standard practice here, and we will tell you which side we are on before you ask.
What Land and Villas Cost in Cepaka
Each number below keeps its source and month attached, exactly as the listing or report stated it:
- Freehold land: IDR 187 million to 305 million per are, asking-price sample, as of 2026, per Bali Villa Sales.
- 2-bedroom leasehold villas: USD 130,000 to 235,000, per Bali Exception, 2026.
- 4-bedroom villa, long-term rent: IDR 156,000,000 a year, per Bali Home Immo, 2026.
- Short-term rental average daily rate: USD 216, per AirROI, March 2026.
AirROI counted 18 active short-term-rental listings in Cepaka between April 2025 and March 2026, reporting 37.6% overall occupancy and average annual revenue of USD 13,081 per listing. That is a reported average across a small sample, not a projection we are making and never a promise of what your own villa will earn.
No gross rental yield and no Cepaka-specific build cost have been published for this desa. The nearest figure is a general Bali-wide construction cost of IDR 6 million to 15 million per square metre, per Balitecture, 2026, useful only as a rough cross-check against your own builder's quote.
Why the River Decides Cepaka's Zoning Risk
Cepaka falls under the Tabanan Regency spatial plan, Perda Kabupaten Tabanan Nomor 3 Tahun 2023 (adopted on 7 August that year), overlaid by Perda Provinsi Bali Nomor 4 Tahun 2026 on protecting rice fields, which Governor Wayan Koster signed on 24 February 2026. Agents use pink, yellow and green as shorthand for the zoning here, informal labels rather than wording in the regulation itself:
- Pink marks tourism land: a nightly rental licence is achievable here.
- Yellow marks residential land: building is fine, but nightly letting is not.
- Green marks protected or farming land: construction is off the table entirely.
The Yeh Penet river is not just scenery. It is the literal Tabanan-Badung boundary, and it splits enforcement jurisdiction down the middle: Satpol PP and the district planning office police village permits and KP2B farmland status on the Tabanan bank, while Balai Wilayah Sungai alone signs off on riverbank works. That split has already been tested on Cepaka's own soil.
Two 2026 inspections show what it allows:
- In March 2026, a Komisi I/IV DPRD Tabanan sidak of three villa projects across Desa Kaba-Kaba and Desa Cepaka found buildings without permits, river-boundary encroachment and threats to subak irrigation channels; the committee recommended forced stoppage of seven villa projects across the two desa, per Kilas Bali.
- In May 2026, a Bali DPRD special committee inspected the Amazona Jungle Resort in Banjar Cepaka and found roughly seven storeys built against a two-storey permit, an unauthorised embankment on the Yeh Penet, height above the 15-metre RTRW limit and a suspected foreign-nominee ownership structure, recommending temporary closure with a police line, per Breaking News.
Four Villages Neighbour Cepaka's Rice Fields
This desa's own market is thin, so here is what each neighbour actually offers:
Banjar Anyar
Banjar Anyar sits roughly 3.4 km away and is about seven times more populous, 14,749 residents against 2,221, per Wikipedia. One checked listing priced freehold land at IDR 140.9 million per are, below the district's usual IDR 200 to 300 million range. See land in Banjar Anyar
Villas in Banjar Anyar →Pandak Gede
Pandak Gede is a designated desa wisata roughly 1.9 km away, built around the Beji Aseman spring and a riverside trekking route to Pantai Nyanyi rather than villa investment. No land or villa price has been published for it yet. See Pandak Gede
Villas in Pandak Gede →Pejaten
Pejaten, roughly 4.5 km away, is Bali's best-known traditional pottery and roof-tile village, its population falling from 5,355 in 2010 to 4,158 in 2016. No villa or land market data exists here; its economy still runs on clay and kilns. See Pejaten
Villas in Pejaten →Pandak Bandung
Pandak Bandung, the smallest neighbour at 1.50 square kilometres and roughly 1.5 km away, lists parcels of over a hectare along Jalan Tanah Lot rather than finished villas, a land-banking corridor toward the temple. See land in Pandak Bandung
Villas in Pandak Bandung →Who Should Not Buy in Cepaka
Better you know this before a deposit moves, not after:
Anyone counting on quick rice-field conversion.
This 2026 provincial rule turns that conversion into a criminal matter, not just an administrative one, and allows forced demolition of what gets built; a March 2026 sidak already recommended stopping seven villa projects across Cepaka and Kaba-Kaba.
Anyone chasing a flagship project's marketed return.
The Amazona Jungle Resort's marketed ROI came with a May 2026 closure recommendation over building height, an unauthorised river embankment and a suspected nominee structure.
Anyone who needs a settled river-setback line.
Sempadan sungai rules run roughly 3 to 100 metres depending on the river and require a case-by-case call from Balai Wilayah Sungai, a gap that has already caught one Cepaka project out.
Anyone who cannot absorb a lost afternoon of water.
Kediri district's clean-water supply depends on electric pumps, and a February 2026 blackout and an April 2026 pipe leak both cut services to nearby villages for days.
Read These Four Guides First
Read these four guides first; between them they answer what buyers ask before reaching out:
Frequently Asked Questions About Buying in Cepaka
What Does Land Cost in Cepaka Right Now?
Freehold land asking prices run IDR 187 million to 305 million per are as of 2026, per Bali Villa Sales, from a small sample of checked listings, not a full market survey.
Is Cepaka Covered by Bali's Building Moratorium?
Yes. A 2025 provincial rule froze new construction permits for hotels, villas and restaurants on farmland across six regencies, and Tabanan, Cepaka's own regency, sits among them; the 2026 rice-field protection law separately flags Tabanan as a priority-monitoring regency too.
What Happened at the Amazona Jungle Resort?
A Bali DPRD committee found the resort built roughly seven storeys against a two-storey permit, with an unauthorised river embankment and a suspected nominee structure, and recommended temporary closure in May 2026, per Breaking News.
Can Foreigners Buy Freehold Land in Cepaka?
No. The UUPA keeps Hak Milik freehold for Indonesian citizens only. Foreign buyers here work with Hak Sewa leasehold, Hak Pakai under a KITAS, or HGB held through a PT PMA company instead.
What Occupancy Can I Expect From a Cepaka Villa?
AirROI reports 37.6% overall occupancy across 18 tracked listings between April 2025 and March 2026. That is a reported average, not a projection for your own villa, and never a promise of income.
Why Is Land Cheaper in Cepaka Than Just Across the River?
Munggu and Canggu sit in Badung, which the 2025 farmland moratorium never touched. Cepaka sits in Tabanan, a named priority-monitoring regency, and that regulatory gap does more to set price than distance ever does.
Tell Us What You Are Looking For
One message, direct to us. If we know of something in Cepaka that fits your budget and your plans we will send it.
If we do not, we will tell you that instead of putting you on a list.
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