All Bali property guides — by Balibound Realty, a boutique real estate agency in Bali (sales and 30-day-plus rentals).
By Balibound Realty · Updated 2026-07-23
Short answer: the median asking price for a villa in Tumbak Bayuh is around $268,000, working out to roughly $1,750 per square metre for a typical 192 sqm build, the lowest price per square metre of any area we track. Tumbak Bayuh is the rice-field corridor just north of Pererenan and Cemagi, quieter and less built-up than Canggu, and it is where a genuine share of the "next Pererenan" conversation has moved now that Pererenan itself has repriced.
On our market intelligence, Tumbak Bayuh villas average around 314 days on the market. It is an earlier-stage market than Canggu or Berawa, with less tracked transaction history, so treat timing figures here as directional rather than exact.
Tumbak Bayuh is genuinely the lower-entry, rice-field alternative that Pererenan used to be pitched as, now that Pererenan's own prices have caught up to Canggu. The trade-off is that it is earlier in its development, further from the beach, and has less proven rental history than its established neighbours. It suits a buyer comfortable with an earlier-stage area in exchange for a real price advantage. See our best areas to invest in Bali guide for how the wider Canggu corridor compares.
Our current Tumbak Bayuh inventory includes a handful of listings at a range of price points as the area develops. Tell us your budget and we will confirm exactly what is available right now.
We are tracking Tumbak Bayuh closely as it develops, and we will give you an honest read on which listings are genuinely well-positioned rice-field plots versus which are further out than they first appear.
Tell us your budget and what you are after and we will come back with real options, or browse villas for sale in the Canggu corridor now.
The median asking price is around $268,000, or roughly $1,750 per square metre, the lowest price per square metre of any area we currently track.
It is the area picking up that conversation now that Pererenan itself has repriced above Canggu. It offers a genuine rice-field setting at a lower entry price, in exchange for being earlier-stage and further from the beach.
Around 314 days on average on our market data, though the area has less transaction history than Canggu or Berawa, so treat this as directional.
It suits a buyer comfortable with an earlier-stage, developing area in exchange for a lower entry price and genuine rice-field surroundings, rather than one prioritising proven, deep rental demand.
Almost all stock sold to foreign buyers is leasehold, with a median remaining term around 26 years. See our leasehold vs freehold guide for what that means for resale.
Read this guide on our site: https://baliboundrealty.com/guides/cost-to-buy-a-villa-in-tumbak-bayuh
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