Cepaka Land Prices
Two listings, checked directly on Bali Villa Sales, are doing most of the work behind the land price range agents quote for Cepaka. Here is where that range comes from, what villas are asking, and what the market still has not published.
How the Land Price Range Was Built
A 700 square metre freehold block asked IDR 1.31 billion, and a 1,691 square metre block asked IDR 5.15 billion, per Bali Villa Sales, 2026. Divided out per are, that is roughly IDR 187 million at the low end and IDR 305 million at the high end.
A third listing, priced in US dollars on Bali Exception at 33 are for USD 447,389, lands close to the middle at roughly IDR 211 million per are. Other portals showed higher asking figures in search results that could not be opened directly, so this range reflects only what has been directly checked. Never treat any single listing as the market rate.
The Price Gap With the Badung Side
Central Canggu and Munggu land, just across the Yeh Penet river in Badung, runs roughly IDR 1.2 to 2.5 billion per are, per Magnum Estate, 2026. That puts Cepaka's checked range at somewhere between a sixth and a quarter of the price, for a river crossing rather than a long drive.
The gap is not really about distance. Badung was left out of the 2025 farmland-building moratorium that now covers Tabanan, and that regulatory line sets more of the price difference than the kilometres do.
A second comparison sits entirely inside Tabanan. The Kedungu and Tanah Lot coastal strip answers to the same regency rulebook as Cepaka, the same 2025 building brake and the same February 2026 farmland Perda, yet the two micro-markets price differently because one fronts the coast and the other sits inland along the farming belt, per the same provincial reporting.
What Villas Are Listed For Today
Villa asking prices span a wide range depending on size, finish and tenure length, per Bali Exception and Bali Real Estate Consultants, both 2026:
- 2 to 3-bedroom leasehold villas: USD 79,000 to 620,000, across bedroom counts and finishes, per Bali Exception.
- 3-bedroom leasehold, 27-year term: USD 350,000, a single example listing, per Bali Real Estate Consultants.
- 4-bedroom leasehold, 26-year term: USD 900,000, a single example listing, per Bali Real Estate Consultants.
- 4-bedroom freehold designer villa: USD 2,950,000, a single high-end listing, per Bali Real Estate Consultants.
- Amazona Jungle Resort units, leasehold off-plan: from USD 135,000, 41 units across 7 levels, per Coco Development Group.
That last project deserves a second look before anyone wires a deposit. Its zoning file is not a clean one, and the price alone tells you nothing about whether the building will still be standing after a compliance review.
Long-term rental asks sit in a different bracket again. One 3-bedroom villa was listed at USD 30,000, monthly or yearly depending on the tenant, per Bali Villa Realty, 2026, a spread wide enough that any buyer should confirm the basis before comparing it to another listing.
Build Costs and the Missing Growth Number
Construction quotes here have no Cepaka-specific figure to check against. Balitecture's 2026 Bali-wide data breaks into three bands:
- Basic local finish: IDR 6 million per square metre.
- Mid-range rental-villa quality: IDR 8 million to 10 million per square metre.
- Premium international standard: IDR 15 million per square metre.
Treat any of those three bands as a sanity check on your own builder's number, not a substitute for one.
Growth is the bigger gap. No year-over-year land price statistic has been published for Cepaka itself, unlike Canggu and Berawa, where agencies do report annual movement. Anyone quoted a specific growth percentage for this desa should ask which listing set it and when.
General information, current September 2026. Not legal, tax or investment advice.
Regulations, tax treatment and capital requirements have changed repeatedly through 2025 and 2026. Take advice from a qualified Indonesian notary, an independent lawyer and your own tax adviser before committing funds.
Frequently Asked Questions About Cepaka Land Prices
How Was Cepaka's Land Price Range Worked Out?
Two checked freehold listings set the range: a 700 sqm block at IDR 1.31 billion and a 1,691 sqm block at IDR 5.15 billion, per Bali Villa Sales, 2026, working out to about IDR 187 million per are on the low side and IDR 305 million on the high side.
Why Does Land Cost So Much Less Than Munggu?
Munggu sits in Badung, priced at roughly IDR 1.2 to 2.5 billion per are, per Magnum Estate, 2026. Cepaka sits in Tabanan, under a farmland-building moratorium Badung never joined, which is the bigger driver of the gap.
What Do Cepaka Villas Actually List For?
Leasehold villas span roughly USD 79,000 to 620,000 across bedroom counts and finishes, per Bali Exception, 2026, with single freehold examples reaching USD 2,950,000, per Bali Real Estate Consultants, so tenure length matters as much as size.
How Much Do the Amazona Jungle Resort Units Cost?
Units start from about USD 135,000 for the 41-unit, 7-level off-plan project, per Coco Development Group, 2026. Check the zoning history before paying anything, since the project has drawn provincial enforcement scrutiny.
Has Cepaka's Land Price Grown in the Last Year?
No year-over-year growth figure has been published for Cepaka specifically. Nearby Canggu and Berawa have reported growth data, but none of it names Cepaka, so treat any growth percentage quoted for this desa as unverified.
Does Build Cost Differ If I Build in Cepaka?
No Cepaka-specific build cost has been published. Balitecture's 2026 Bali-wide bands run IDR 6 million per square metre for basic finishes up to IDR 15 million for premium work, a sanity check on a quote rather than a substitute for one.
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