Cemagi

Cemagi sits in Badung regency, 16 km from Ngurah Rai airport as the crow flies. Open rice fields and coastline west of Pererenan. Buyers and tenants come here mainly for land and ocean views, and that demand is what shapes the stock you will see on Pasaran.

Asking prices in Cemagi currently centre on about Rp 5.3 billion for a completed villa and roughly Rp 350 million per are for land. Those medians move quickly with road access and view: a plot on a sealed two-car road prices very differently from one behind a footpath, even a hundred metres apart. Lease terms here run the usual range, so compare years remaining before you compare headline prices.

Day to day, Cemagi works best if you plan around the single access route most traffic uses, and it is worth visiting at the hours that matter for villas. Walk the neighbourhood at both morning and evening before committing — noise, water pressure and construction next door are things a listing photograph will never tell you.