Cepaka vs Kaba Kaba vs Pererenan
Two of these three sit inside the same Tabanan kecamatan, sharing a spatial plan and a farmland-protection law. The third answers to a different regency altogether, with a coastal zoning regime and a published rental yield the other two do not have. Here is what the sourced record actually says about each.
What Each Regency Actually Charges
Every figure below carries the basis and source it was built from, copied exactly as published:
| Cepaka | Kaba Kaba | Pererenan | |
|---|---|---|---|
| Regency and district | Tabanan Regency, Kediri district | Same Tabanan regency and Kediri district as Cepaka | Badung Regency, Mengwi district |
| Land per are (basis, source) | Freehold asking runs as low as IDR 187 million and as high as IDR 305 million, from two checked listings, as reported by Bali Villa Sales in 2026 | Two USD-priced listings work out to roughly IDR 196 to 360 million per are here, per Bali Exception's 2026 figures | An annual leasehold rate, not a sale price, ranging from about IDR 25 million up to roughly IDR 56.6 million, per Seraya Amaya Estates and Bali Home Immo, dated 2025 |
| Dominant rental type | Long-term family lets, plus a growing short-term segment: 18 tracked listings at 37.6% occupancy, per AirROI | Long-stay, lifestyle renters after rice-field views; no short-term occupancy data published, per The Bali Homes | Short-term nightly letting; Bali Relocation projects a gross yield spanning 10% up to 18% for 2026 |
| Zoning authority | Kabupaten Tabanan RTRW 2023-2043 (Perda No. 3/2023) sits underneath the newer Perda Provinsi Bali No. 4/2026 | Kabupaten Tabanan RTRW (Perda No. 11/2012, under revision) answers to that same Perda Bali No. 4/2026, plus Perpres No. 4/2026 | Mengwi falls under Badung's own RDTR, Perbup Nomor 34/2022, nested inside the provincial RTRW Bali |
| Enforcement or flood events | March 2026 sidak recommended halting seven villa projects; May 2026 committee recommended closing one resort, per Kilas Bali and Breaking News | Six-regency farmland moratorium reinstated September 2025 after floods; Perda Bali No. 4/2026 now carries criminal liability, per Oborrakyat and IDN Times | Perda Bali No. 3/2026, signed 24 February 2026, tightened coastal setback enforcement, per Balitopik |
| Transport or road facts | The Yeh Penet river forms the Tabanan-Badung boundary | Not sourced | Not sourced |
Read that Badung corridor figure carefully before setting it against the other two columns. It prices an annual right to use land, not a freehold sale, so lining it up beside Cepaka's or its neighbour's asking prices without flagging the difference would hide a real gap in what each number actually buys.
Who Each Suits
Cepaka Suits a Patient, Verified Buyer
Two named 2026 inspections give Cepaka something the other two lack: a specific, checkable enforcement record. A buyer who wants that paper trail before committing, and who can wait out a thin eighteen-listing rental market, fits this village best.
Cepaka Will Not Suit a Yield Chaser
Nobody has ever published a gross rental yield for this desa. Anyone needing a projected return figure to underwrite a purchase should look at the Badung corridor instead, where one actually exists.
Kaba Kaba Suits a Long-Stay Landlord
Demand here reads as long-stay tenants drawn to rice-field outlooks that undercut Canggu on price, not nightly guests. A buyer planning a long-term let, rather than a managed short-stay operation, matches what this market is actually built for.
Kaba Kaba Will Not Suit a Data-Driven Buyer
Occupancy, daily-rate and yield data all sit blank for this desa, and its own regency-wide moratorium record carries no site-specific case. A buyer who needs hard performance numbers before signing will find this column the thinnest of the three.
The Badung Corridor Suits a Yield-Focused Buyer
A projected gross yield of 10% to 18% is the only one on this table, backed by an active short-term rental market. Buyers prioritising income over entry price will find the strongest published case for that here.
The Badung Corridor Will Not Suit a Bargain Hunter
Its land rate, once correctly read as an annual leasehold figure rather than a sale price, still sits inside a market that commands a real premium over both Tabanan villages. Budget-first buyers should look elsewhere on this table.
The Plain Recommendation by Buyer Type
A buyer chasing a published yield and an active short-term market should look at the Badung corridor first, accepting a materially higher entry cost for it. A buyer who wants the cheapest verified land and is prepared to wait for the rental market to mature should look at Cepaka, where two named 2026 enforcement cases at least show what scrutiny looks like on the ground.
A buyer planning to rent long-term to a lifestyle tenant, rather than chase nightly guests, fits the neighbouring Tabanan village best, so long as they accept that no occupancy or yield number exists yet to check that plan against. Whichever column looks right on paper, confirm that exact parcel's own zoning before treating any of these figures as yours.
Frequently Asked Questions About This Comparison
Which of These Three Has the Cheapest Land?
By sticker price the western corridor looks cheapest, ranging from about IDR 25 million up to roughly IDR 56.6 million, but that figure is an annual leasehold rate rather than a sale price, so it is not directly comparable to the other two.
Which Area Has a Published Rental Yield?
Only the Badung corridor has one: Bali Relocation projects a gross yield of roughly 10% to 18%. Neither Tabanan village in this comparison has a reported yield figure to set against it.
Are Cepaka and Its Tabanan Neighbour in the Same Regency?
Yes. Cepaka and Kaba Kaba fall under the same Kediri sub-district and the same Tabanan regency spatial plan. Only the Badung corridor sits outside that framework, answering to its own separate zoning authority.
Which Area Has Seen the Most Enforcement Action?
Cepaka has two named 2026 site inspections. Its Tabanan neighbour sits under a regency-wide moratorium without one specific case on record. The Badung corridor has a nearby case and a new coastal law.
Is the Badung Corridor Under the Same Building Moratorium?
No. Badung was exempted from the six-regency farmland construction moratorium reinstated in September 2025, a rule that covers Tabanan and therefore both Cepaka and its neighbour.
Which Area Suits a Buyer on the Tightest Budget?
The two Tabanan villages price well below the Badung corridor on every checked listing, though each figure's basis differs enough that a buyer should confirm the units before comparing them directly.
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