Busungbiu – Bali's Twin Lakes and Coffee Highlands
Busungbiu district occupies the western highlands of Buleleng Regency, encompassing the stunning twin crater lakes of Buyan and Tamblingan along with the mountain slopes that descend toward the north coast. This is one of the wettest and most fertile areas in Bali, where ancient rainforest still covers the ridgelines between the lakes and the air carries the scent of clove and coffee. The village of Munduk, perched on a mountainside at 800 metres, has emerged as North Bali's most charming highland destination.
Tourism & Attractions
Lake Tamblingan, ringed by dense forest and traditional temples, is arguably Bali's most beautiful lake – a place of genuine serenity accessible only by walking or canoeing. Lake Buyan, larger and more accessible, offers lakeside camping and fishing. Munduk village has become a popular base for waterfall hikes – the Munduk, Melanting and Golden Valley waterfalls are all within walking distance. The Wanagiri viewpoint above Lake Buyan has become famous for its Instagram swing installations overlooking the lake. Coffee and clove plantation walks in the surrounding hills offer a fragrant, educational experience.
Real Estate Market
Busungbiu's property market is emerging, driven primarily by interest in the Munduk area. A handful of boutique lodges and eco-resorts have been built, and small land parcels with lake or valley views are occasionally available. Prices are very affordable by Bali standards, though the remote location, steep terrain and high rainfall mean that building costs are higher per square metre than on the coast. Most transactions involve agricultural land on the mountain slopes. The twin lakes area is partially protected, limiting development options near the shore.
Rental & Investment Outlook
Munduk has proven that quality highland accommodation can achieve respectable occupancy rates in North Bali, with boutique lodges reporting 40–60% annual occupancy at modest nightly rates. The area appeals to a niche market of nature-loving travellers, hikers, photographers and couples seeking tranquility away from beach crowds. The investment model that works best here is small-scale, high-quality eco-lodges with 4–8 rooms rather than large villa compounds. The twin lakes' natural beauty provides a strong unique selling point that coastal properties cannot replicate.
Practical Tips
Busungbiu is approximately 2 hours from the airport. The mountain roads are winding but well-maintained. At 600–1,200 metres elevation, temperatures range from 15–25°C, and rainfall is heavy – this is one of Bali's wettest zones. Properties absolutely require excellent waterproofing, drainage and mould prevention. The highland climate supports spectacular gardens but also means persistent dampness. Mobile coverage is available in Munduk and along main roads, but some lake shore areas have weak signals. A car or sturdy motorbike is essential – there is no public transport.
