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    Home/Indonesia/Bali/Gianyar/Payangan/Buahan Kaja

    Properties in Buahan Kaja

    Payangan, Gianyar, Bali

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    6 bedroom villa in a vanilla farmLeasehold

    6 bedroom villa in a vanilla farm

    IDR 16.7M

    Bali - Tabanan - Baturiti - Apuan

    About Buahan Kaja

    About Buahan Kaja

    Buahan Kaja — meaning North Buahan — is a highland village in the Payangan sub-district of Gianyar regency, Bali. Sitting at elevated altitude, the village enjoys cooler temperatures and sweeping views over the surrounding forested valleys and rice terraces. Like its southern neighbor Buahan, Buahan Kaja retains the authentic character of Bali's upland communities, away from the bustle of coastal and central tourist areas.

    Attractions & Highlights

    Buahan Kaja is prized for its natural setting and highland serenity:

    • Panoramic valley views – Elevated vantage points with expansive views over the Payangan highlands
    • Terraced rice fields – Traditional agricultural landscapes in a cooler, highland setting
    • Payangan trekking routes – Access to river gorge and forest trails in the greater Payangan area

    Getting Here

    Buahan Kaja is approximately 80 minutes by car from Ngurah Rai International Airport (DPS), located in the northern reaches of the Payangan highland area above Ubud.

    Safety & Best Time to Visit

    Buahan Kaja is a safe and serene village environment. The dry season (April–October) is the best period for trekking and outdoor activities. The wet season brings misty highland scenery loved by nature photographers.

    Investment Potential

    Buahan Kaja's elevation and natural beauty offer compelling opportunities for eco-lodge and luxury villa development catering to the growing market of travelers seeking exclusive highland retreats near Ubud. Land in this area remains accessibly priced with strong long-term appreciation potential.

    Buahan Kaja – Highland village in Kecamatan Payangan, Kabupaten Gianyar, Bali

    Buahan Kaja is a small Balinese settlement that belongs to the Kecamatan Payangan administrative district, located within Kabupaten Gianyar in Bali Province, Indonesia. Geographically, it lies in the central-northern part of Bali, situated at higher elevation in hilly and mountainous terrain according to its coordinates (-8.3295, 115.2541). Kabupaten Gianyar is one of Bali's most recognized cultural districts, with which Buahan Kaja is closely connected administratively. As part of Kecamatan Payangan, the village falls within the regency's northern zone, where terrain and climate differ significantly from the southern coastal areas.

    General overview

    Buahan Kaja does not appear as a standalone entry in widely accessible tourism or administrative databases, therefore only limited verified and specifically cited information is available about the village. Regarding the broader administrative framework: Kecamatan Payangan is located in the northern part of Kabupaten Gianyar, and as of mid-2024, the entire regency has a population of approximately 507,746. Kabupaten Gianyar is recognized as Bali Province's cultural and artistic center, traditionally characterized by woodcarving, textiles – particularly hand-woven fabrics – and other handicraft activities. The regency is recognized as a major player in Balinese handicraft and textile exports. Payangan district itself is more agricultural and rural in character, with a landscape dominated by rice paddies, coffee plantations, and tropical vegetation. Buahan Kaja fits this environment: a quieter village maintaining everyday Balinese lifestyles, not oriented toward mass tourism, with the general rural character typical of the region.

    Real estate and investment

    Specific verified data about Buahan Kaja's real estate market is not available, therefore the following reflects general conditions applicable at the Kabupaten Gianyar and Bali Province level. Gianyar regency has benefited from broader Bali real estate appreciation over recent decades, primarily in areas around Ubud, where foreign investor and long-term rental interest has been considerable. Payangan district – of which Buahan Kaja is part – has relatively underdeveloped tourism infrastructure compared to areas further south such as Ubud or Tegallalang, which means both lower property prices and reduced market liquidity. Under Indonesian land ownership regulations, foreign citizens cannot acquire full ownership rights (Hak Milik) over land; typically, long-term lease structures (Hak Sewa) or Hak Pakai title are available to them, with details that must be clarified with Indonesian legal counsel in each case. The rural, highland location can generally be attractive to those seeking property away from mass tourism yet within Bali's cultural zone, though infrastructure and service accessibility must be considered as more limited.

    Safety and security

    Specific statistical data about safety and security in Buahan Kaja is not available. Generally speaking, Bali Province and within it Kabupaten Gianyar have long been considered among Indonesia's safer regions, characterized by stable local community organizations, a dense banjar system (traditional Balinese neighborhood community), and relatively low violent crime rates in the broader Indonesian context. In rural, non-tourism-centered villages – as is the case with much of Payangan district – local community cohesion typically remains strong. Nevertheless, based on available sources, no substantiated assessment of unique security risks specific to Buahan Kaja can be made; current situation assessment would benefit from on-site inquiry and information from relevant Indonesian authorities and consular services.

    Tourist attractions

    No verified named attractions appear in available sources about Buahan Kaja as a standalone tourist destination. However, Kabupaten Gianyar offers numerous recognized attractions in Kecamatan Payangan and neighboring districts. Gianyar regency's cultural and artistic reputation derives from woodcarving and textile workshops, as well as traditional Balinese temples, known as pura, which are commonly found in villages throughout the region. The city of Ubud, located south of the district and close to Kabupaten Gianyar's administrative and cultural center, is one of Bali's most visited interior areas, and from there numerous excursion options are available toward the Payangan hills. The mountainous landscape, terraced rice paddies, and river valleys are characteristic natural features of Payangan region, perceptible when traveling through the regency's northern sections. However, reliable information about specific tourist facilities or programs linked to Buahan Kaja can be obtained only through on-site inquiry.

    Summary

    Buahan Kaja is a Balinese village settlement belonging to Kecamatan Payangan in Kabupaten Gianyar, in Bali Province's northern inland area. Available sources permit verified statements only at the broader regency level: Gianyar is a culturally and handicraft-significant area of Bali, with a population of approximately 508,000. Buahan Kaja itself is a quiet, rural community not focused on mass tourism, and a more accurate picture from both real estate and tourism perspectives can only be obtained through on-site inquiry and research based on current local sources.


    More about Payangan

    Payangan – The Lush Highland Frontier Above Ubud Payangan district extends northward from Ubud into the increasingly steep and forested terrain of central Gianyar Regency. The…

    Payangan – The Lush Highland Frontier Above Ubud

    Payangan district extends northward from Ubud into the increasingly steep and forested terrain of central Gianyar Regency. The Ayung River cuts deep gorges through the district, creating the dramatic jungle-clad valley scenery that has attracted some of Bali's most exclusive resorts. The further north you travel from Ubud, the more rural and mountainous the landscape becomes – rice terraces give way to mixed gardens, fruit orchards and eventually dense tropical forest on the slopes approaching the caldera rim of Kintamani.

    Tourism & Attractions

    The Ayung River rafting experience – plunging through a gorge with 10-metre-high walls draped in jungle vegetation – is one of Bali's top adventure activities, with most operators launching from villages in Payangan. The Tegallalang Rice Terraces, while technically in the neighbouring district, are accessed through Payangan. The area is also home to some of Bali's highest-end resorts: the Mandapa Ritz-Carlton Reserve and Padma Resort Ubud both occupy stunning positions above the Ayung gorge within this district. Several traditional villages host community-based tourism offering cooking classes, farming experiences and temple visits.

    Real Estate Market

    Payangan's property market is bifurcated. The southern areas closest to Ubud share that town's growing demand and rising prices, particularly for plots with river gorge views or rice field frontage. Further north, prices drop significantly as the terrain becomes steeper and more remote. The luxury resort developments have demonstrated that premium rates are achievable in this area, encouraging a wave of boutique villa and retreat projects. Buildable land with dramatic views is the most sought-after product, but the challenging terrain means construction costs are higher than on flat ground.

    Rental & Investment Outlook

    Payangan benefits from the Ubud overflow effect – as central Ubud becomes more crowded and developed, the search for the authentic, peaceful Bali experience pushes visitors northward. Luxury retreat-style properties positioned on the Ayung gorge have demonstrated strong pricing power, with some achieving nightly rates comparable to the Bukit's best cliff-top villas. The wellness and yoga retreat market that drives Ubud extends naturally into Payangan's quieter, more natural setting. The main challenge is accessibility – narrow, winding roads make some locations difficult to reach, and guests may feel isolated rather than connected. Investment in this area suits the high-end, low-volume model.

    Practical Tips

    Payangan is 20–40 minutes from central Ubud depending on how far north. The main road is adequate but narrows as you go deeper into the district. The elevation of 300–600 metres provides a cooler, wetter climate than the coast – lush but with significant rainfall during the wet season. Infrastructure is adequate in villages along the main road, with electricity and mobile coverage generally available. More remote gorge-side locations may require generators and water storage. The combination of natural beauty, proximity to Ubud's services and relative affordability makes Payangan one of the more interesting development frontiers in the Ubud region.

    More about Gianyar

    Gianyar – Ubud and Bali's Art and Cultural CentreGianyar Regency lies in the central part of Bali province, stretching from the island's highlands towards the coast. The regional…

    Gianyar – Ubud and Bali's Art and Cultural Centre

    Gianyar Regency lies in the central part of Bali province, stretching from the island's highlands towards the coast. The regional capital is Gianyar town, but world-famous Ubud is its true heart. Gianyar is Bali's cultural and artistic centre: rice terraces, Hindu temples, craft workshops, dance performances and a vibrant international art community define it.

    Attractions and Activities

    Ubud is Bali's cultural capital: galleries, craft shops, yoga studios and the Sacred Monkey Forest Sanctuary (a monkey-inhabited sacred forest). Tegallalang rice terraces are Bali's most iconic sight – stepped rice paddies on steep valley slopes. Tirta Empul Temple (Pura Tirta Empul) has sacred spring water used for ritual purification – visited by Balinese Hindus and tourists alike. Goa Gajah (Elephant Cave) is a 9th-century rock-cut sanctuary. Gianyar Night Market (Pasar Malam Gianyar) offers Bali's best street food.

    Culture and Cuisine

    Gianyar is Bali's art centre: Balinese painting (Ubud style), wood carving (Mas village), silver smithing (Celuk village), and batik painting are traditions. Legong, barong and kecak dance performances are viewable almost every evening in Ubud. The cuisine is Balinese: babi guling (roast suckling pig), bebek betutu (spiced slow-roasted duck), lawar, and nasi campur Bali are unmissable flavours. Ubud coffee plantations are also known for luwak coffee (civet coffee).

    Public Safety

    Gianyar is a safe region. Ubud is a busy tourist destination – motorbike traffic is chaotic, take great care as a pedestrian. Petty pickpocketing may occur at crowded places. In the Monkey Forest, monkeys can be aggressive – do not show them food and hide your glasses. Medical care is excellent – Ubud and Gianyar have several modern clinics; for serious cases, Denpasar RSUP Sanglah hospital (approx. 1 hour).

    Practical Information

    From Ngurah Rai International Airport, Ubud is approximately 1–1.5 hours by car (traffic-dependent). The best time to visit is April to October. Accommodation: in Ubud, everything from world-class boutique hotels to simple guesthouses is available.

    More about Bali

    Bali has been one of the most popular Asian destinations for years, and for good reason. The island simultaneously offers exotic beaches, ancient Hindu temples, rice terraces,…

    Bali has been one of the most popular Asian destinations for years, and for good reason. The island simultaneously offers exotic beaches, ancient Hindu temples, rice terraces, volcanoes, and a vibrant culinary scene. If you're planning a trip to Bali, it's worth thinking ahead about which regions best match your expectations.

    In this guide, I've compiled the most important sights, practical advice, and tips to help you get the most out of your trip.

    Where is Bali and When to Visit?

    Bali is part of Indonesia, located between the islands of Java and Lombok. Thanks to its tropical climate, it can be visited year-round, but according to Indonesia's Meteorological Agency (BMKG), the dry season (April–September) is generally more ideal for active programs and treks.

    During the rainy season, expect shorter, intense showers, but the landscape is greener and more lush.

    Bali's Most Popular Sights

    1. Ubud – Bali's Cultural Center

    If you want to discover Bali's traditions, Ubud is unmissable. The town is a meeting point of art, spirituality, and nature.

    Here you'll find:

    • the panoramic Campuhan Ridge Walk trail
    • terraced rice fields
    • traditional dance performances
    • local artisan markets

    Ubud is an ideal choice if your primary goal isn't beach time but exploring Balinese culture.

    2. Tanah Lot – Iconic Coastal Temple

    Tanah Lot is one of Bali's most famous landmarks. The temple perched on a rock rising from the sea is especially spectacular at sunset. The area is well-maintained and easily accessible, making it popular among visitors.

    3. Tirta Empul – Water Purification Ceremony

    Tirta Empul temple is known for its sacred spring. The purification rituals in the pools are an important part of Balinese Hindu religion. Visitors can also participate in the ceremony with appropriate attire and a respectful attitude.

    4. Mount Batur – Sunrise Trek

    Mount Batur is an active volcano and a popular trekking destination. The pre-dawn start is tiring, but the view from the summit makes up for it. The trek is moderate difficulty, achievable with average fitness.

    5. Bali's Beaches – Which One to Choose?

    Bali's coastline is diverse:

    • Seminyak: elegant beach clubs, sunsets, restaurants
    • Canggu: surfing vibe, laid-back atmosphere
    • Uluwatu: dramatic cliffs and powerful waves
    • Nusa Dua: calmer, family-friendly environment

    The choice depends on whether you want to relax, surf, or explore.

    Useful Travel Tips for Bali

    Transportation

    Traffic can be heavy, especially in the south. Motorbike rental is popular for short distances, but those who aren't experienced riders are better off hiring a car with a driver.

    Dress Code for Temple Visits

    Wearing a sarong is mandatory at most temples. Many places provide them at the entrance. For detailed visitor guidelines, see the official Indonesia Tourism portal.

    Currency

    The official currency is the Indonesian rupiah. For current exchange rates, you can check Bank Indonesia's official rates. Cards are accepted in many places, but it's worth carrying cash in smaller villages.

    How Many Days for Bali?

    A minimum of 7–10 days is recommended if you want to visit multiple regions. A well-structured itinerary might look like this:

    • 3 days Ubud and surroundings
    • 2 days volcanoes and temples
    • 3–4 days coastline

    This way you can explore the island at a balanced pace rather than rushing.

    Why Choose Bali in 2026?

    Bali continues to have stable tourist infrastructure, a wide range of accommodation, and diverse activity options. Whether you're looking for active adventure, spiritual immersion, or coastal relaxation, the island can adapt to your needs.

    Its greatest value, however, lies not in the list of attractions but in the balance that has formed between nature, religion, and modern life.

    Renting or Investing in Bali?

    If you're considering renting or investing in property in Bali, these resources on our site can help you make informed decisions:

    • Indonesian Property FAQ – answers to the most common questions about renting and buying
    • Land Zoning Guide – understanding Indonesian land use regulations
    • Indonesian Real Estate Terminology – key terms explained
    • Property Guide – comprehensive guide to Indonesian real estate
    • Living in Indonesia – essential guide for expats
    • Bali Guide – local insights and practical tips

    Official Resources

    For further information about Bali, these official sources may be helpful:

    • Indonesia Travel – Bali – official tourism portal
    • Bali Provincial Government – regional government information
    • Bank Indonesia – currency and exchange rate data
    • Directorate General of Immigration – visa regulations for foreign visitors

    Summary

    A trip to Bali is more than an exotic vacation. If you plan consciously and leave time to discover the differences between regions, the island gives much more than you initially expect.

    Whether you choose Ubud's cultural world, the volcanoes, or the coastal sunsets, Bali is an experience that stays with you for a long time.

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