10 Years too late for Canggu?
This is your second chance...
Kedungu: Bali’s Next Hotspot
Some of the best real estate outcomes do not come from predicting “the next hype.” They come from recognising a repeatable pattern:
Pioneer zone → maturity → yield compression → capital rotation.
Bali has followed that pattern in sequence.
Seminyak → Canggu → Pererenan → Kedungu.
What happened in Canggu?
In 2015, Canggu was still largely rice fields. Land transacted at roughly IDR 5M per are (USD 300/are).
Over the following decade, Canggu became a global hotspot and land prices moved to a very different regime. In many prime pockets, pricing today is often discussed around IDR 50M per are (3000 USD/are).
Kedungu, the next in line
Kedungu is increasingly framed as “next in line” because it sits directly in the westward spillover path
In practice, emerging areas offer what mature zones cannot:
- Lower entry prices
- Land aggregation optionality
- Phased development timing
- High Yield
Within this context, Kedungu has experienced a significant re-pricing, with average leasehold land values increasing by approximately ~3x since 2023. This appreciation reflects early-cycle demand rather than speculative excess, supported by improving infrastructure, rising visibility, and proximity to established hubs such as Pererenan.
The practical question: access and execution
Not every investor has the time, local network, or negotiating leverage required to source, diligence, and secure high-quality land opportunities in early-cycle corridors.
That execution gap is real and it is often the difference between being early and being early in the wrong asset.
TKF is designed to bridge that gap through a structured, governance-led approach:
• Local sourcing and disciplined land acquisition (selectivity over volume)
• Governance-first structuring to protect investor alignment and decision-making quality
• Institutional-style underwriting focused on risk-adjusted entry pricing and downside awareness
• Phased deployment to manage timing risk and avoid chasing short-term market moves
In other words, the objective is not to “buy Bali.”
It is to access the Kedungu area through a repeatable process with controlled execution.
For further information on The Kedungu Fund, please contact us directly or download the Investment Deck
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