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A limestone island across the strait from Bali: sea cliffs, manta rays and quiet Hindu villages.

Nusa Penida

Nusa Penida is the largest of three islands off the south-east coast of Bali, across the Badung Strait from Sanur. With its small neighbours Nusa Lembongan and Nusa Ceningan it forms the Nusa Penida district of Klungkung Regency: about 203 km² in all, 16 villages and some 66,000 people, almost all of them Hindu and many speaking their own Nusa Penida dialect of Balinese. The name is usually translated as "island of priests", and the kings of Klungkung once sent their exiles here. The island is a block of limestone that climbs to 524 metres at Mount Mundi and drops to the sea in sheer cliffs along much of its coast, the setting for some of the most photographed views in Bali: Kelingking Beach, Broken Beach and Angel's Billabong, Atuh and Diamond Beach. The water around it is just as famous. Manta Point and Crystal Bay are among the island's dive sites, and Nusa Penida, Lembongan and Ceningan together are a bird sanctuary where the endangered Bali starling has been released back into the wild. There is no airport and no bridge to the mainland: everyone and everything arrives by boat. Tourism has grown around the viewpoints and dive sites, villa and apartment projects are starting to appear on the hills above the sea, and foreign buyers take them on long leases, as everywhere in Indonesia.

The north coast facing Bali (harbours and villages, including Toyapakeh and Ped) · the cliffs of the west and south-west (Kelingking, Broken Beach, Angel's Billabong, Crystal Bay) · the east coast (Atuh and Diamond Beach) · the highland interior around Mount Mundi · Nusa Lembongan and Nusa Ceningan across a narrow channel Island district of Klungkung · Villages, temples and small-scale tourism · Leasehold for foreigners

Klungkung Regency

Location

Leasehold or Hak Pakai

Foreign buyers

Fast boat from Sanur

Access

CONNECTIVITY

Where Nusa Penida sits.

Nusa Penida is reached only by sea. Fast boats run across the Badung Strait from Sanur, on Bali's east coast, through the day, and cargo boats carry goods and building materials. Sanur itself is about 30 minutes by car from Ngurah Rai airport. On the island, roads wind between the villages, the harbours and the cliff viewpoints, and the interior is steep, so getting around means a car with a driver or a scooter.

Drive times

Sanur harbour by fast boatunder 1 hour

Ngurah Rai International Airport from Sanur, by car~30 min

Metro & transport

None · No metro

Nearest station today: None

There is no rail transport on Nusa Penida or anywhere in Bali. The island's link to the mainland is the boat to Sanur.

Major roads

Fast boats across the Badung Strait to SanurSea crossing

Coastal and hill roads linking the villages and viewpointsLocal roads

NEIGHBORHOOD LIFE

A full life — without leaving.

Education

Indonesian state primary and secondary schools in the island's villages
International schools are on the Bali mainland

Healthcare

Community health centres (puskesmas) and clinics on the island
Private hospitals in Kuta (Siloam Hospitals Bali, BIMC Kuta) and Nusa Dua (BIMC Hospital Nusa Dua) across the strait
Prof. Ngoerah General Hospital (formerly Sanglah) in Denpasar, Bali's main public referral hospital

Shopping

Village shops, warungs and markets
Cafés, restaurants and dive shops around the harbours and near the main viewpoints
Supermarkets and shopping centres in Sanur and Denpasar on the mainland

Leisure

Diving and snorkelling at Manta Point, Crystal Bay and the reefs of the north coast
Cliff viewpoints: Kelingking, Broken Beach, Angel's Billabong, Atuh and Diamond Beach
Waterfalls and forest in the interior, such as Peguyangan and Tembeling
Day trips to Nusa Lembongan and Nusa Ceningan
Birdwatching in the island sanctuary

Landmarks

Kelingking Beach and its cliff headland
Broken Beach (Pasih Uug), a natural arch over a round cove
Pura Dalem Ped temple in Ped village
Mount Mundi, the island's highest point at 524 metres

THE DATA

The numbers. No fluff.

Nusa Penida appeals to buyers who want the opposite of south Bali: quiet villages, open hills, sea cliffs and well-known dive sites, a car ride and a boat crossing from the airport. Development is at an early stage: the project in our catalogue combines villas on a hillside with a three-storey apartment block, a pool and a clubhouse, aimed at holiday use and at the visitors who come for the viewpoints and the diving. Projects are sold off plan on leases, so the term, the extension clause and the landowner's documents need the same careful check as on the mainland. Island life has its own costs: building materials and supplies arrive by boat, and specialist hospital care means a crossing to Bali. Holiday letting needs a business licence, and payments inside Indonesia must be in rupiah.

FIGURES INDICATIVE, NOT A GUARANTEE · AS OF 2026-10-20

IS IT RIGHT FOR YOU?

Who Nusa Penida suits best.

A strong fit if you're…

Divers and nature lovers: manta rays, coral reefs, sea cliffs and forest are all on the doorstep
Buyers who want quiet: small villages, open countryside and wide views back across the strait to Bali
Holiday-home buyers who are happy to arrive by boat and spend their time on the island rather than in the south Bali crowd

Look elsewhere if you want…

Everything comes by sea: crossings depend on the weather, and construction, repairs and supplies cost more and take longer than on the mainland
Specialist care means a crossing: the island has health centres and clinics, but the private hospitals of Kuta and Nusa Dua and the referral hospital in Denpasar are across the strait, which matters for families and older buyers
Check the land and permits with care: verify the lease, the landowner's certificate, the zoning and the building approval (PBG) with your own notary, and remember that holiday letting needs a licence

1 PROJECT IN NUSA PENIDA

What's available right now.

Live from the catalog — sorted cheapest first.

OFF-PLAN

OceaniQ

OceaniQ Nusa Penida, Bali

1-3 Bedroom Handover Q2 2028

From
399,990AED

GOOD TO KNOW

Common questions about Nusa Penida.

Can a foreigner buy property on Nusa Penida?+

Yes, on a lease or a Hak Pakai title, never freehold. Freehold land (Hak Milik) in Indonesia is for citizens only. Foreign buyers usually take a lease (Hak Sewa) from the Indonesian landowner, made before a notary, and own the villa or apartment for the length of the lease. A foreigner with valid immigration documents can also hold Hak Pakai, a registered right of use for up to 30 years on private land, renewable only with the owner's agreement and subject to conditions that include a government minimum price. Nominee deals, where an Indonesian holds the land for you, are void, and Bali has banned them by regulation since 2026.

How do you get to Nusa Penida?+

By boat. Fast boats cross the Badung Strait from Sanur throughout the day, taking well under an hour, and cargo boats carry goods and building materials. Sanur is about 30 minutes by car from Ngurah Rai airport. There is no airport or bridge on the island, so plan for crossings that depend on the sea, especially when the swell is big.

What is daily life like on the island?+

Nusa Penida is a rural island of villages, temples and farms with a growing tourist trade around its viewpoints and dive sites. Almost everyone is Balinese Hindu, and village life follows the temple calendar. Shops, warungs and clinics cover the basics; for specialist hospitals, international schools and large supermarkets, residents go to the mainland. Getting around the island is by car or scooter on winding roads.

Can I let my villa to holidaymakers?+

Yes, through a licensed business. Short-term letting in Indonesia needs a business identification number (NIB) and the right business classification (KBLI) from the national OSS system, and guests pay a regional accommodation tax of up to 10%. Foreign owners let through a licensed Indonesian operator or through their own company with foreign shareholders (PT PMA). Since 1 August 2026 unlicensed listings have been removed from the main booking platforms.

Does buying on Nusa Penida give me a visa?+

No. Buying a leasehold villa does not lead to a visa. The Second Home Visa, valid for up to five years and extendable to ten, needs about US$130,000 in a state-owned Indonesian bank or the purchase of an apartment worth at least US$1 million.

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