Villas for Sale in Babakan
Babakan sits on the road between two busier beach strips, marketed as part of both neighbours. It is administratively part of neither's main village. Getting that straight matters before anyone signs anything here.
A Canggu Neighbourhood, Not a Mengwi Village
This banjar is part of Desa Canggu, sitting in Kecamatan Kuta Utara.
Desa Adat Canggu documents this directly, placing the banjar outside Kecamatan Mengwi, where Pererenan, Munggu, Tumbak Bayuh and Buduk sit. Real estate listings still group it with its western neighbour because it sits on Jalan Raya Babakan Canggu, the connector road running between Jalan Pantai Pererenan and Jalan Raya Seseh.
That gap between marketing and administration is worth remembering. Being told this sits inside a neighbour's village is a sales pitch, not a fact.
What Villas Cost Between Two Beach Strips
Two-bedroom leasehold villas in 2025 samples ran as high as USD 249,000, including one Parea development unit, and as low as USD 130,000.
A newly completed three-bedroom compound with a separate master villa, on a 440 square metre plot, asked USD 665,000 the same year.
No per-are land figure, rent or yield has been sourced for this banjar specifically. Agents pitch it as offering more peaceful surroundings with growth potential, about a 15 to 20 minute drive to Canggu's beaches, but that is a sales description, not a market report.
For what a villa here might actually bring in as a rental, see the renting-out guide.
Two Temples and a Local Warung
This banjar's own landmarks are not a beach or a cafe row. Pura Dalem Tepi Siring Warung and Pura Dalem Wates, both Kahyangan Jagat temples, anchor its adat life, alongside Balai Banjar Babakan, the community hall that still hosts local events.
Warung Leluhur, on Jalan Raya Babakan Canggu, serves ayam bakar and soto babi to a 4.4-star local following. It is a working local food scene, not a Western-facing cafe strip.
Who Should Not Buy in Babakan
Anyone assuming a neighbour's paperwork applies here is wrong.
This banjar falls under Badung's RDTR for the Kuta Utara planning area, a separate document from the Mengwi RDTR that governs the villages next door, so a zoning check needs to name this street specifically, not lean on someone else's rules.
Buyers wanting a beach they can walk to, or a documented Mengwi-desa address, should look at the four villages nearby instead. The right fit here is someone happy with a quieter lane between two busier strips who does not mind checking the paperwork street by street.
Frequently Asked Questions About Babakan
Is Babakan Part of Pererenan?
No. This banjar belongs to Desa Canggu in Kecamatan Kuta Utara, a different district from Pererenan's own Kecamatan Mengwi. Desa Adat Canggu documents the boundary directly, though agents still market it as a nearby address.
How Far Is Babakan From the Beach?
About a 15 to 20 minute drive to central Canggu's beaches, per one agent guide. It sits on Jalan Raya Babakan Canggu, between Jalan Pantai Pererenan and Jalan Raya Seseh.
What Do Villas Cost in Babakan?
Two-bedroom leasehold villas ran as high as USD 249,000 and as low as USD 130,000 in 2025 samples, while a newly completed three-bedroom compound with a separate master villa asked USD 665,000.
Which Zoning Rules Apply to Babakan?
This banjar falls under Badung's RDTR for the Kuta Utara planning area, a different document from the Mengwi RDTR that covers the villages next door.
What Is There to See in Babakan?
Two Kahyangan Jagat temples, Pura Dalem Tepi Siring Warung and Pura Dalem Wates, plus the local banjar hall. There is no beach or cafe strip on this street itself.
Who Should Not Buy in Babakan?
Anyone assuming a neighbour's zoning check or a Mengwi-desa address. This banjar runs on Desa Canggu's own administration, so a buyer needs a check specific to this street, not someone else's.
Tell Us What You Are Looking For
One message, direct to us. If we know of something in Babakan that fits your budget and your plans we will send it.
If we do not, we will tell you that instead of putting you on a list.
Message us on WhatsApp