Where to Buy Property in
Amed: An Area-by-Area Guide
Amed is often described as a single destination, but its property market extends across a long and surprisingly varied stretch of East Bali’s coastline. Each area offers a different combination of lifestyle, scenery, accessibility, development potential and land pricing.
Some buyers want to be close to restaurants and established communities. Others are looking for uninterrupted ocean views, large beachfront land or a quieter location with long-term appreciation potential.
This guide introduces four of the main property areas we use at Amed Treasure Properties: Amed, Bunutan, Bebayu and Tulamben.
The prices below are indicative freehold land asking prices per are, based on local market observations in mid-2026. Individual plots may vary considerably depending on access, zoning, views, shape and development potential.
1. Amed and Purwakerti
Amed is the most established part of the region and includes several distinct locations, from the rapidly developing Melasti area to the restaurants, beaches and viewpoints around Amed Central and Jemeluk Bay.
Melasti
Melasti has become one of the fastest-developing residential areas for expatriates and international homeowners in Amed. New villas are appearing throughout the area, accompanied by restaurants, cafés, shops and improving everyday services.
Its location is particularly practical. Residents can travel easily towards Amed Central in one direction and Tulamben in the other, without being too dependent on the busier coastal road around Jemeluk and Bunutan.
Melasti works especially well for buyers seeking:
- A residential villa or permanent home
- Convenient road access
- Proximity to restaurants and daily services
- An emerging international community
- Relatively level and developable land
Indicative freehold land prices are commonly around IDR 200–250 million per are, although road frontage, zoning and development readiness can create significant differences.
Amed Central and Jemeluk
Amed Central is the most recognisable and established tourism area. It includes the coastline around Amed Beach and Jemeluk Bay, together with hillside locations near Sunset Point and Blue Earth.
This area offers the strongest concentration of restaurants, accommodation, dive centres and visitor activity. It is attractive to buyers who value convenience or want a villa positioned within Amed’s established tourism market.
Jemeluk is especially known for its bay, coral reef and sunset-facing hillsides. Properties above the coastline can offer dramatic ocean, bay and mountain views, but access, slope, construction costs and parking need to be evaluated carefully.
Amed Central may suit:
- Holiday villas and established rental concepts
- Buyers wanting to be close to restaurants and tourism activity
- Properties with strong ocean or sunset views
- Commercially positioned villas and small hospitality businesses
Land supply is more limited than in emerging inland areas, and well-positioned properties can command a substantial premium.
2. Bunutan, Bangle and the Eastern Coastline
The wider Bunutan area stretches from the more established coastal villages towards quieter locations including Lipah, Lean, Selang and Banyuning. It offers some of Amed’s most impressive ocean and mountain scenery.
Bunutan Bay and Bangle
Bunutan Bay remains quieter and less densely developed than Amed Central. The coastline is relatively peaceful, while new residential villas are gradually appearing between the beach and the inland valley.
Adi Shop has become a familiar orientation point for many long-term residents, while roads leading inland towards Bangle reveal a different side of Amed: green valleys, elevated land and wide mountain views.
Bangle is particularly interesting for buyers who want more space and natural surroundings without moving too far from the coast. Locations around Uma Ning demonstrate the area’s potential for elevated valley and mountain views.
Land prices in parts of Bangle can still be found close to IDR 100 million per are, depending heavily on road access, elevation and views.
This area is worth considering for:
- Residential villas surrounded by nature
- Larger plots at comparatively accessible prices
- Mountain-facing and valley-view properties
- Buyers who prefer quiet surroundings over beachfront proximity
Lipah
Lipah is becoming one of the most desirable villa locations along the Amed coastline. Its hillsides offer expansive ocean views, while the beach area has white sand, snorkelling access and a growing selection of restaurants.
The elevated land above Lipah is increasingly developing into a premium residential and luxury villa area. The strongest plots offer open sea views that are difficult to replicate elsewhere along the coastline.
Indicative freehold land prices are often around IDR 200–250 million per are, with exceptional view plots priced higher.
Lipah is particularly attractive for:
- Premium ocean-view villas
- Lifestyle and holiday homes
- Smaller boutique rental properties
- Buyers seeking a beach environment with established amenities
The main buyer considerations are slope, access width, retaining requirements, construction logistics and the possibility of future buildings affecting a view.
Lean, Selang and Banyuning
Further east, Lean, Selang and Banyuning provide a quieter and more adventurous alternative. These locations remain less developed and can feel distant to buyers who want frequent access to Amed Central.
Their appeal lies in the coastline itself: attractive beaches, dramatic hillsides, open views and lower-density development.
These areas may offer strong long-term opportunities for buyers prepared to accept fewer nearby services today in exchange for greater privacy and future potential. They are better suited to destination properties than to buyers who want to be in the centre of daily activity.
3. Bebayu and Laba Sari
Bebayu has gained considerable attention in recent years. Its strongest advantage is its unusual combination of scenery: the Amed hills, Mount Agung, green valleys and the ocean can sometimes be experienced from the same property.
The area feels peaceful and residential but remains well connected to both Amed and Tulamben. It is increasingly attracting family homes, private villas and small-scale villa developments.
Indicative freehold land prices range broadly from approximately IDR 100–250 million per are. The difference is largely determined by elevation, road access and whether the land offers mountain, volcano or ocean views.
Bebayu may be a good match for:
- Residential and family villas
- Buyers seeking more land and privacy
- Properties combining volcano and ocean views
- Long-term investment in an emerging residential area
- Buyers wanting access to both Amed and Tulamben
Bebayu is likely to see further villa development, but buyers should assess infrastructure carefully. Road quality, electricity capacity, water supply, drainage and construction access can differ significantly between neighbouring plots.
As in parts of Amed and Melasti, some locations fall within broader geological-hazard planning overlays. These should be treated as a reason for proper site investigation and appropriate engineering—not as an automatic conclusion that an entire village is unsuitable.
4. Tulamben and North-East Bali
For property purposes, we use Tulamben as a broader gateway to north-east Bali, including Tulamben itself and selected opportunities around Datah, Kubu, Tianyar and towards Tejakula.
This part of the coast offers a very different market from central Amed. Buyers can find larger freehold plots, beachfront land, resort-scale opportunities and impressive views of Mount Agung at prices that are often lower than in Amed or Lipah.
Indicative freehold land prices commonly range from approximately IDR 60–150 million per are, although true beachfront land, commercial positioning and existing infrastructure can increase values substantially.
Tulamben
Tulamben is internationally known for diving, particularly the USAT Liberty wreck. The local economy is more closely linked to diving and hospitality than to the restaurant-led lifestyle market of central Amed.
The area can be attractive for:
- Dive-related accommodation
- Boutique resorts and hospitality concepts
- Larger residential properties
- Long-term tourism investments
- Buyers seeking Mount Agung and ocean views
Datah, Kubu and Tianyar
The landscape becomes increasingly open and dramatic further north. Larger plots are available, including beachfront and ocean-facing land suitable for destination projects.
These areas generally offer more land for the budget, but buyers need to evaluate distance, staffing, utilities, road access and the realistic commercial demand for their intended project.
Large and affordable land is not automatically a good investment. A successful purchase still depends on legal access, zoning, water, electricity, buildability and a clear use concept.
Which Amed Area Is Right for You?
There is no single “best” location. The right choice depends on the buyer’s intended use.
For convenience and an established lifestyle:
Amed Central, Jemeluk and Melasti.
For premium ocean views:
Lipah and selected Bunutan hillsides.
For a peaceful residential home:
Melasti, Bangle and Bebayu.
For emerging value and natural surroundings:
Bangle, Bebayu, Lean and Selang.
For larger land or hospitality projects:
Tulamben, Datah, Kubu and Tianyar.
Before purchasing, buyers should compare more than price. Zoning, legal road access, water, electricity, topography, coastal setbacks, drainage, soil conditions and the possibility of future development nearby can be more important than the initial cost per are.
Amed Treasure Properties focuses on carefully selected land and villas across Amed and East Bali. Our role is to help buyers understand not only what a property looks like today, but how its location, legal position and surroundings may affect its long-term use and value.
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