Petulu village · Ubud district · Gianyar
Petulu, the quiet north ten minutes from the centre
Petulu is a village north-east of Ubud's centre, between Jl. Raya Andong and the road to Tegallalang. It is known for its colony of white herons (kokokan) that return every evening to the trees above the main street. For an investor it is the compromise between proximity to the centre and the quiet of the rice fields. Here we run Forma Villas.
Where it is
Petulu village stretches along Jl. Raya Petulu from the junction with Jl. Raya Andong north towards Tegallalang. Ubud centre (Jl. Raya Ubud) is about 10 minutes by car via Andong, Monkey Forest and Jl. Monkey Forest 15, the Tegallalang terraces 15–20 minutes north, and the airport about an hour.
The feel is that of a village, with banjars and their temples and meeting halls, rice fields on both sides, scattered villas and guesthouses. In the evening the herons gather above the main street, and that is the reason tourists come. For a villa owner it is background rather than a magnet.
Zoning and documents
The Forma plots lie in the pink (tourism) zone. It is precisely the pink zone we used in the blog to explain why colour does not guarantee a KKPR, since after subdivision intensity, setbacks and infrastructure fail. For Forma this is closed on paper. Due diligence is done, the KKPR obtained, PBG No. 510405-14122025-004, verifiable in SIMBG.
Two adjacent plots, 5.8 are (phase 1, 5 villas) and 6.5 are (phase 2, 5 villas). The villas are 72 m² two-storey two-bedroom homes on 100–125 m² plots with a private pool and courtyard. The leasehold runs 29 years with a guaranteed 10-year extension (39 years).
Water and terrain
Petulu sits higher than the centre of Ubud. The terrain is gentle, with streams and subak irrigation channels between the fields, and the plot must not block a channel or sit in its floodway. Water comes from PDAM along Jl. Raya Petulu and from wells, and at Forma supply and storage are part of the complex's engineering. On the risk map Gianyar is the agricultural belt, so the risks are watershed floods and irrigation failures rather than urban flooding.
Infrastructure nearby
Ten minutes away is all the centre's infrastructure, from clinics and schools to coworkings, the market and restaurants. On Jl. Raya Andong and Petulu themselves there are minimarkets, warungs, scooter rental and a few cafés. For guests the main draws are Tegallalang (15–20 minutes) and central Ubud.
Prices and demand
Land is within the Ubud range of $250–750/m². Petulu is cheaper than Sayan and Penestanan and comparable to the eastern villages. Completed Ubud villas run $250,000–500,000 (Magnum Estate). At Forma the last villa is on sale at $179,000, phase 1 has been partly handed over since July 2026, and phase 2 is under construction to contractual deadlines (10 months from purchase).
Who it suits. Guests who come "to Ubud" for rice fields and quiet but will not drive 20 minutes for a café, and investors looking for a location priced below the centre at the same occupancy.
DOMA projects here
FAQ
Why can a pink-zone plot be refused a KKPR?
Colour only answers the function test. The system also checks building intensity, setbacks and infrastructure, and after a parcel is split into 1–2-are plots these often fail. For Forma the KKPR is obtained and the PBG issued, and you can verify the number in SIMBG.
How long to the centre from Petulu?
About 10 minutes by car via Jl. Raya Andong to Jl. Raya Ubud, 15 to Monkey Forest.
What is the status of Forma phase 1?
Phase 1 (5 villas) has been partly handed over, with handovers starting in July 2026. We update the exact count after each handover. One villa remains for sale at $179,000.
Read more
Sources: Google Maps measurements from project pins (29.08.2026), DUVI index Q3 2026, LandLoom (05.2026), Magnum Estate (06.2026), Bali Net Zero coalition, Bali Climate Week 11.09.2026, Perda Bali 2/2023 and 4/2026, Betterplace operator reports for Green Harmony (2025). Not a public offer.
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