Villas for Sale in Tibubeneng
Every listing on this coast, whether it sits on the beach road or three banjars inland, is legally inside one village: Desa Tibubeneng. A notary checking your zoning works from that boundary, not from the marketing name on a listing site.
The Village Behind the Berawa Address
Desa Tibubeneng runs through Kecamatan Kuta Utara, Kabupaten Badung, postal code 80361, and is built from 13 banjar dinas. The list runs coast to interior: Banjar Berawa, Canggu Permai and Tegalgundul near the beach road, then Tandeg, Pelambingan and Krisnantara, then Aseman Kangin, Aseman Kawan, Kulibul Kangin, Kulibul Kawan, Dama, Dawas and Tibubeneng itself further in.
The last sourced population count comes from 2017 BPS figures for Kecamatan Kuta Utara. It put the desa at 10,492 people, 5,286 male and 5,206 female, with 92 births and 45 deaths recorded in 2016. No newer official figure has been published since.
Two Markets Inside One Village
That spread of banjars covers two different products under one name. Coastal banjars skew toward tourism-zoned villa stock built for the short-stay rental market. Further in, Dama, Dawas and the two Kulibul banjars stay closer to rice field than to beach club, and the housing there leans residential rather than holiday-let.
A buyer chasing beach-club walkability and a buyer chasing a quiet family compound can both say they bought in Tibubeneng. Both would be right, and both would be describing a different street.
Schools and a Market Anchor the Interior
Two of the better-known international schools on this coast sit inside the desa's interior rather than on its beachfront: Canggu Community School on Jalan Subak Sari in Banjar Tegal Gundul, and Montessori School Bali, the only AMI-licensed Montessori campus in Indonesia, which has run on Jalan Raya Semat No.66 since 1998.
Pasar Semat Sari, a traditional wet market also on Jalan Raya Semat, trades fresh produce, fish and meat daily from 5am to 10pm. Together, the schools and the market pull long-stay expat families toward villa rentals in the quieter banjars, not toward the beach road itself.
Zoning Changes Before You Reach the Beach
Dinas PUPR Kabupaten Badung issues the RDTR Kuta Utara that covers the whole desa, but the rules do not treat every banjar the same way. A hundred metres back from the shoreline, permanent building stops under that same plan, as NusaBali reported when covering the regulation, and coastal banjars carry tourism and commerce zoning inside that line.
Move further in and the pattern shifts: yellow residential land sits next to green rice fields the plan protects from permanent building. Confirm which side of that line your block falls on before you agree a price.
Who Tibubeneng Will Not Suit
This will not suit every buyer, and it is worth saying so plainly:
- You assume the desa name guarantees beach walkability. Interior banjars like Dama and Dawas sit against rice fields, not sand.
- You cannot tolerate a flooded shortcut in wet season. The Canggu-Tibubeneng road flooded on 15 September 2025, and Gang Sri Kahyangan in Berawa took the worst of it.
- You want a current population or land-price figure for the desa. The newest sourced population count dates to 2017, and no dedicated land-price sample for the interior banjars has been published.
For the numbers behind the wider corridor, see our zoning breakdown or head back to the home page.
Frequently Asked Questions About Tibubeneng
What Is Desa Tibubeneng?
The desa behind this corridor administratively covers Kayu Tulang and the beachfront strip in Kecamatan Kuta Utara, Badung, split into 13 banjar dinas from the coast to the rice-field interior.
How Many People Live in Tibubeneng?
The last sourced count is 10,492 people, 5,286 male and 5,206 female, from 2017 BPS data for Kecamatan Kuta Utara. No newer official population figure for the desa has been published since.
Which Schools Sit Inside Tibubeneng?
Canggu Community School on Jalan Subak Sari and Montessori School Bali, founded 1998 on Jalan Raya Semat, both sit inside Tibubeneng's interior banjars rather than on the beachfront.
Does Zoning Differ Across Tibubeneng?
Yes. The coastal banjars carry tourism zoning under a hundred-metre setback, while interior banjars mix yellow residential zoning with protected green rice fields, under Badung's RDTR Kuta Utara.
Does Tibubeneng Flood?
The Canggu-Tibubeneng shortcut flooded on 15 September 2025 when the Yeh Poh river overflowed, with Gang Sri Kahyangan the worst-hit spot nearby. Check drainage and elevation before committing to a specific block.
Is Land Cheaper Inland in Tibubeneng?
No dated land-price figure specific to the desa's interior banjars has been published. Agency guides for this corridor price the beachfront strip, not the rice-field-edged interior separately.
Tell Us What You Are Looking For
One message, direct to us. If we know of something in Tibubeneng 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.
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