How to choose a Bali villa developer.
Written by Nacho Jorrín, partner at Agmakina Group, building and managing villas in Uluwatu since 2019 · Reviewed 30 October 2026
To choose a villa developer in Bali, check five things: the land lease, past projects, real occupancy, who runs the villa after handover, and the contract in writing. Ask for proof of each one.
Our 5 villas with a full track record in Uluwatu averaged 90% occupancy in the third quarter of 2026, against 74% for comparable listings in their areas (PriceLabs). Ask any developer for the same number, taken from real calendars.
What does a villa developer do in Bali?
A developer buys or leases the land, builds the villas and sells them to investors. Some also run them once they are finished. That last part matters a lot, because an empty villa earns nothing, however well it was built.
What should you check before paying?
There are five checks. A serious developer makes them easy. If one gets annoyed when you ask, you have learned something.
| Check | What to ask for | What we show you |
|---|---|---|
| The land | The leasehold contract and who owns the land | A foreigner buys on leasehold. At 25 years the land lease is renewed and the building stays yours |
| What is built | Finished villas you can visit or see on a video call | We launch new projects every three months, usually 10 to 15 villas or boutique hotels |
| Occupancy | Data from real calendars, with dates and a source | 90% average occupancy across 5 villas, against 74% for their area (Q3 2026, PriceLabs) |
| Management | Who runs it, what it covers and whether there is a lock-in | Management with no lock-in, on all three booking channels |
| The contract | Everything in writing, checked by your own notary | We are not lawyers: take the contract to your Indonesian notary |
Why does the land matter so much?
A foreigner cannot own land in Indonesia. You buy the right to use it for a set period, which is leasehold. The land is around 30% of a villa's value, so the land contract is a big part of what you buy. We explain it step by step in our guide to leasehold in Bali.
How do you know a villa really fills up?
Ask about the occupancy of villas that already operate, not the one they promise. Ask for the date of the data, where it comes from and what it is compared with. A number with no area and no date is useless.
The area sets the ceiling and management decides how close you get. That is why we show the average of comparable listings next to our own figure. If a developer gives only its own number, you cannot tell whether it is good.
What about the return they promise?
Be careful with promises. Our 10-14% a year is a target, not a guarantee. It is based on the real occupancy of the villas and hotels we already run in Uluwatu. Always ask for the full calculation with each cost listed. Ours is in the guide to Bali villa returns.
Who looks after the villa once it is yours?
This is the check people forget most. Management covers marketing and listings, bookings, guest communication, pricing, cleaning and pool care, preventive maintenance, accounting and monthly reports. Guest support runs 24 hours.
If the developer sells and leaves, all of that falls to you. Ask who does it, whether there is a lock-in and what taxes you pay. Indonesia's local accommodation tax (PHR) is 10% of income.
What do we do in Bali?
We are a developer and manager in Uluwatu, in the areas of Bingin, Melasti, Balangan and Ungasan. You can see what we have built and what is already running in our developments.
What people ask us most.
What should I ask a villa developer in Bali for?
The land contract, finished villas to visit, occupancy data with a date and a source, what management covers and the full contract in writing.
Can a foreigner buy a villa in Bali?
Yes, on leasehold. You buy the right to use the land for a set period. At 25 years the land lease is renewed and the building stays yours.
What occupancy is good in Uluwatu?
It depends on the area. In the third quarter of 2026 our 5 villas with a full track record averaged 90%, against 74% for comparable listings (PriceLabs).
Is the 10-14% return guaranteed?
No. It is a target based on the real occupancy of the villas and hotels we run in Uluwatu.
Do I have to stay with the same company to manage the villa?
There is no lock-in on our management. Still, always get the terms in writing before you sign.
The other guides.
Want it with your own numbers?
We show you the villas available, what each one earns today and what would be left for you, with our real figures in front of you. You talk to the developer, not to a salesperson.