Tropical Legacy Estate | Residenza Privata Sul Lungofiume Vicino A Canggu

A Riverfront Estate For Sale Between Canggu, Kaba-Kaba & Tabanan’s Emerging Coastal Corridor

7,100 m² Freehold Land | Approx. 500 m² Main Residence | 3 En-Suite Bedrooms + Guest House | Staff Accommodation | Swimming Pool | Riverfront Setting

Price: EUR 2,25 Million

A 7,100 m² freehold riverfront estate in Cepaka, Tabanan, comprising a 500 m² Balinese-style main residence, separate guest house, staff accommodation, swimming pool and extensive tropical gardens, approximately 15 minutes from Canggu.

Some properties are defined by architecture. Others acquire their character through time.

Set on approximately 7,100 m² of freehold riverfront land in Cepaka, Kediri, Tabanan, this tropical estate brings together substantial land, mature gardens, authentic Balinese architecture and a natural riverside setting within practical reach of Canggu and Bali’s emerging western coastal corridor.

Rather than presenting as a conventional contemporary villa, the property is conceived as a substantial tropical residence immersed in an expansive landscape. The approximately 500 m² main house brings the principal living spaces and three en-suite bedrooms together beneath one continuous roof, with an open-flow veranda linking the bedrooms, living areas and gardens. A separate guest house provides independent accommodation, while the grounds extend naturally towards the riverfront, creating a seamless relationship between residence, landscape and water.

The architecture is distinctly Balinese in spirit, with soaring timber ceilings, broad pitched roofs, dark hardwood floors, arched timber openings, natural materials and deep covered terraces creating a warm and timeless atmosphere.

Throughout the residence, architecture and landscape remain closely connected. Living spaces open towards the gardens, bedrooms extend onto covered verandas, and layered greenery provides a natural backdrop throughout the property.

At approximately 71 are, the landholding is substantial by any standard. Its appeal lies not simply in the existing residence, but in the combination of scale, river frontage, landscaped grounds, independent accommodation and a strong sense of place.

An Estate Defined by Space, Character & Natural Setting
What defines the property first is the relationship between the residence and the land.
The main residence occupies only a portion of the 7,100 m² grounds, leaving the guest house, gardens, pool and outdoor areas to unfold across a broad landscape rather than being concentrated around the main building.

Winding pathways connect the residence with the surrounding gardens, while expansive lawns create generous areas for children, outdoor entertaining and family gatherings.

The layout allows the residence to unfold naturally between enclosed living areas, covered verandas, gardens and the surrounding landscape, rather than being organized around a single enclosed living block.

The open-flow veranda creates a natural progression between the three-bedroom suites, living areas and gardens, while a traditional open water feature follows the covered veranda, introducing movement and sound to the immediate surroundings.

The result is a property that feels spacious, layered and deeply integrated with its setting, with considerable breathing room across the grounds.

Architecture Rooted in Bali’s Tropical Tradition
The architecture draws from Bali’s traditional relationship between shelter, climate and landscape.

The main house is defined by a broad pitched roof and impressive interior volumes, providing protection from the tropical sun and rain while creating a strong architectural presence across the grounds. Exposed timber ceilings add warmth and scale, while deep overhangs create generous shaded areas around the residence.

Inside, dark timber flooring, natural stone, handcrafted timber elements and traditional arched doors and windows give the interiors a sense of permanence and authenticity.

The design is neither overly formal nor excessively decorative. Its character comes from proportion, materiality and the relationship between the interior spaces and the gardens beyond.

The main living area, with its dramatic timber roof structure and open configuration, exemplifies this approach. Large seating areas are arranged beneath the high ceiling, creating a relaxed environment equally suited to everyday family life and entertaining.

For buyers accustomed to the highly contemporary architecture found throughout Bali’s newer developments, the property offers an alternative: Balinese architecture with genuine character and a natural relationship with its surroundings.

A Family Residence Designed Around Space & Comfort
At the center of the property is an approximately 500 m² main residence, arranged around generous communal spaces and bedroom accommodation.

The main open-air living area flows naturally into a separate indoor living room, allowing the residence to transition between relaxed outdoor living, family gatherings and more intimate occasions.

The interior living room features generous proportions, timber flooring and direct visual connections towards the gardens, while the covered veranda provides shade and shelter throughout the year.

The three principal bedrooms are integrated into the main residence and connected through the open-flow veranda, creating a natural relationship between sleeping, living and outdoor areas.

A dedicated office, fully equipped kitchen and guest powder room add practicality for long-term living, while the separate guest house provides independent accommodation for family and visitors.

Dedicated staff accommodation further supports the day-to-day operation of the property, with household functions kept discreetly separate from the principal living areas.

A Home Built for Family Life
The scale of the land makes the property particularly well suited to family living.

The extensive lawns provide genuine usable outdoor space, with room for children to move freely between the garden, pool and covered living areas. Multiple living zones allow different generations to enjoy the property comfortably without being confined to a single communal space.

The guest house enables visitors to stay independently, while dedicated staff accommodation supports the practical requirements of a substantial residence.

For an international family living in Bali, or an owner using the property as a second residence, the combination of land, independent accommodation, gardens and multiple living spaces provides considerable flexibility for everyday life and extended stays.

A Tropical Garden Shaped Over Time
The gardens form an integral part of the property’s identity.

Mature tropical trees create a layered canopy across the grounds, while open lawns contrast with denser areas of planting. Palms, frangipani and other long-established tropical vegetation surround the residence and soften its architectural forms.

The landscape feels organic rather than designed purely for presentation. Its proportions, planting and natural variations contribute to the atmosphere of the property while providing shade and cooling throughout the day.

At the center of the grounds, the swimming pool provides a natural focus for outdoor living, surrounded by lawn and planting rather than hard architectural surfaces.

The garden areas create multiple settings for daily life, from informal family activities and poolside afternoons to outdoor dining and quieter moments beneath the trees.

The appeal lies not simply in the size of the grounds, but in the depth and character of the landscape that has developed naturally over the years.

Riverfront Living & Natural Surroundings
The river represents a fundamentally different dimension of the property.
Beyond the landscaped grounds, the land meets a natural riverside corridor framed by vegetation, creating a constantly changing outlook and an environmental buffer between the property and its surroundings.

The sound and movement of flowing water introduce a distinctive sensory quality, while the vegetation along the river supports a cooler micro-environment and attracts birds and other tropical wildlife.
From the grounds, the riverfront forms a natural transition from cultivated garden to untouched greenery. Rather than being treated as a decorative feature, it is an integral part of the property’s landscape and orientation.

For buyers seeking a residence where the surrounding environment plays a meaningful role in everyday life, the river provides an element that is both visual and experiential.

It is also one of the property’s most significant physical characteristics: a natural boundary intrinsic to the land itself.

Cepaka, Tabanan | Bali’s Emerging Western Corridor
Cepaka occupies an increasingly interesting position within Bali’s evolving residential landscape.

Located in Kediri, Tabanan, the area sits between the lifestyle center of Canggu and the emerging coastal destinations further west, while retaining the quieter character, agricultural surroundings and larger landholdings historically associated with Tabanan.

This positioning is particularly relevant for buyers looking beyond the increasingly dense environments of Canggu, Berawa and Pererenan.

From Cepaka, owners remain within practical reach of Bali’s lifestyle infrastructure while gaining access to larger parcels, greater breathing room and a more rural setting.

The nearby Kaba-Kaba area has attracted growing interest from residential developers and international buyers seeking substantial properties away from the intensity of Bali’s core southern hotspots.

At the same time, the wider Tabanan corridor is experiencing continued expansion of Bali’s lifestyle, hospitality and residential market towards the west.

For discerning international buyers, the appeal lies in the combination of accessibility, substantial land, natural surroundings and the limited availability of comparable estate-scale properties.

This property sits within that evolution while retaining the character and atmosphere that make this part of Bali particularly compelling.

Connected to Bali’s Lifestyle Destinations
Despite its tranquil setting, the property remains conveniently positioned for access to Bali’s major lifestyle, education and leisure destinations.

Approximate driving times include:
• Kaba-Kaba Village: 5 minutes
• Canggu: approximately 15 minutes
• Kedungu Beach: approximately 15 minutes
• Nuanu Creative City: approximately 10 minutes
• ProEd Global School: approximately 20 minutes
• Tanah Lot: approximately 13 minutes
• Green School Bali: approximately 25 minutes
• Lycée Français de Bali: approximately 25 minutes
• Ngurah Rai International Airport: approximately 1 h 15 minutes

This places the property within practical reach of Canggu’s restaurants, cafés, beach clubs and lifestyle destinations, while also providing access to international schools and the emerging Tabanan and Kedungu coastal corridor.

For families, the location offers a particularly attractive balance: connected to the lifestyle infrastructure of southern Bali without being immersed in it.

An Estate-Scale Freehold Opportunity
Large freehold parcels within practical reach of Canggu are becoming more limited, particularly where substantial gardens, existing architecture and a natural river boundary remain intact.

The property combines:
• 7,100 m² freehold landholding
• Permanent riverfront setting
• Established tropical gardens and mature trees
• Approximately 500 m² main residence
• Three en-suite bedrooms in the main residence
• Separate guest house with additional en-suite bedroom
• Dedicated staff accommodation
• Swimming pool
• Multiple indoor and outdoor living areas
• Extensive family-friendly lawns
• Dedicated office
• Traditional Balinese architectural character
• Minimum four-car parking
• Strategic position between Canggu and Tabanan

The property’s principal distinction is the relationship between these elements.

Recreating 71 are of freehold land, mature vegetation, existing gardens and a natural riverfront setting through new construction would require an entirely different scale of undertaking.

A Legacy Family Home, Second Residence or Future Asset
The property lends itself naturally to several forms of ownership.

For an international family, it offers the space required for long-term living, together with independent guest and staff accommodation.

For a second-home owner, it provides a Bali base with a level of land, character and natural setting rarely available within practical reach of Canggu.

For those considering the property as a longer-term asset, the substantial landholding also provides future optionality, subject to zoning, permits and applicable regulations. Potential directions could include additional accommodations and wellness use or a carefully considered evolution of the existing property.

Equally, the property requires no repositioning to make its case.

It already represents what has become increasingly uncommon in Bali: a genuine tropical estate with architectural character, substantial land and a lasting connection to its natural surroundings.

Property Specifications
Property Type: Tropical Riverfront Estate
Location: Cepaka, Kediri, Tabanan, Bali
Ownership: Freehold (SHM)
Leasehold Option: Available (Equal to the Freehold sale)
Land Size: Approximately 7,100 m² / 71 Are
Main Residence: Approximately 500 m²
Guest House: Approximately 50 m²
Staff Accommodation: Approximately 80 m²
Price: EUR 2.25 Million
Indicative IDR Price: IDR 46,48 Billion at an exchange rate of IDR 20,660 / EUR

Bedrooms: 4 En-Suite Bedrooms — 3 in Main Residence + 1 in Guest House
Living Areas: Open-Flow Veranda & Indoor Living Room
Kitchen: Fully Equipped Kitchen
Office: Dedicated Office
Guest Facilities: Guest Powder Room
Swimming Pool: Swimming Pool
Gardens: Extensive Tropical Gardens
Riverfront: Riverfront Setting & Natural Green Corridor
Parking: Minimum 4 Cars
Furnishing: Partially Furnished
Year Built: 2001
Zoning: Yellow Zone
Water Supply: Private Deep Well
Electricity: 3 × 5,500 VA

A Property With Genuine Sense of Place
Some Bali properties are defined primarily by architecture. Others by location.

Here, architecture and landscape are inseparable from the character of the property.
The architecture sits naturally within the gardens, the gardens extend towards the river, and the substantial landholding creates a degree of space increasingly uncommon within practical reach of Canggu.

For discerning buyers seeking something beyond the typical contemporary villa, this is an opportunity to acquire an exceptional tropical estate with authentic Balinese architecture, substantial freehold land with an option to look into a long-leasehold and a permanent connection to nature.

Whether retained as a family residence, an exceptional Bali second home, a luxury relocation property or thoughtfully evolved into a future hospitality or wellness concept, the property offers a compelling combination of scale, character, flexibility and strategic location.

Most importantly, it possesses a sense of permanence that comes from the land, the architecture and the landscape having evolved together over time.

Inspections are available by appointment through Roses Properties. Floor plans, legal documentation, ownership structures and additional property information are available upon request.

Exclusively represented by Roses Properties
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