94 Are Freehold Land for Sale in Munduk

About the location

• Munduk's cafés, lakes, waterfalls and forests — 15 minutes
• A national forest directly adjoining the land
• A local warung nearby for daily supplies

Why Investing in This Property

The best thing about this land is the boundary.

It adjoins a national forest. That means one side of your property can never be built on, never be cleared, and never be sold to someone with different ideas. On an island where the most common way a good site is ruined is a neighbour building three storeys across your view, a protected forest boundary is a permanent guarantee that money cannot buy elsewhere. It is also why the land is quiet in a way that a plot with four neighbours is not, and why the birds and the water are there.

The second thing: the price includes the taxes and the notary.

Buying land in Indonesia normally means the advertised figure plus five percent purchase tax plus around one percent in notarial fees. Here they are inside the number, along with the due diligence — roughly seven thousand two hundred dollars of real money.

The teak house, the outdoor kitchen, the stone shower and the tent platforms are a head start. Paths and steps already cut across nine thousand square metres of hillside represent weeks of labour and a design decision already made. Prepared tent bases mean somebody has already worked out where the flat, drained, view-facing spots are. That is genuinely useful even if you rebuild everything on them.

The planting is the part that will surprise you. Avocados, mandarins, bananas, passionfruit, coffee and moyas, all producing. At this altitude in Buleleng those crops actually work — this is coffee and clove country, not a brochure claim. For a retreat kitchen, a permaculture project or simply a house that feeds itself, an established orchard is years you do not have to wait.

Ninety-four ares is a great deal of land. It is enough for a retreat with separate accommodation and communal buildings, a cluster of eco-houses, a permaculture farm, or a single estate with more privacy than money usually buys. And at USD 1,277 per are you are paying roughly a hundredth of what elevated land costs in the south.

This is high, wet mountain country. The rain here is why the forest is a forest, why the waterfalls run, why the coffee grows and why the land looks the way it does.

On title: the land is freehold (Hak Milik). A foreign resident holding a KITAS and buying a home may hold Hak Pakai, a right of use, directly in their own name; for a hospitality project, the route is a PT PMA with the title converted to Hak Guna Bangunan.

Additional information

• Land 9,400 m² (94 are) — mostly flat with slight hills, groomed areas and jungle zones — natural retaining walls, paths and steps already created
• Directly adjoining a national forest
• Zoning: yellow — residential
• Price USD 120,000 including the land, the existing structures, the freehold certificate, the due diligence, the 5% purchase tax and the 1% notary fee
• Existing structures, all requiring renovation and included on top of the land: A-frame teakwood house with mezzanine, outdoor kitchen, stone-built outdoor shower, prepared bases for 3 glamping tents, parking area, main and side access paths
• Productive planting: avocados, mandarins, bananas, passionfruit, coffee and moyas
• Stone-lined garden beds — 4G Wi-Fi installed in one area
• Electricity currently supplied from a neighbour's connection
• Direct road access plus a newly completed government road nearby
• Munduk's cafés, lakes, waterfalls and forests 15 minutes — local warung nearby
• Freehold title — a foreign national cannot hold Hak Milik; a KITAS holder buying a home may hold Hak Pakai directly, and a hospitality project goes through a PT PMA with the title converted to Hak Guna Bangunan