Villas in North Bali: calm to live in, hard to rent out.
Written by Nacho Jorrín, partner at Agmakina Group, building and managing villas in Uluwatu since 2019 · Reviewed 2 November 2026
Many people search for villa developments in North Bali because land tends to cost less. We tell you what is there, who it suits and why we do not build there.
North Bali (Lovina, Singaraja, the Buleleng regency) is about 3 hours by car from the airport. We do not build there. For a holiday-rental villa, the demand we measure is on the Uluwatu Bukit, with 90% average occupancy in Q3 2026.
What is North Bali for an investor?
It is the Buleleng coast: Lovina, Singaraja and the villages around. There are fewer people and less traffic than in the south. In return, the international airport is on the other side of the island: places to stay in the area list about 3 hours by car from Ngurah Rai. A northern airport has been discussed, but its location and schedule have changed more than once, so do not count on it.
Who does it suit, and who not?
- It fits if you want a quiet home for yourself, with time and no need for rental income.
- It does not fit if you want rent from year one: guests who travel to Bali usually want beaches, surf and restaurants nearby, and those are in the south.
- Always ask how many nights a neighbouring villa was really booked last year, with the figure in writing.
What do our numbers say?
| Uluwatu (Bukit) | North Bali | |
|---|---|---|
| Villas of ours | Yes, we build and manage | 0 |
| Average occupancy, Q3 2026 | 90% (5 villas with full history) | No data of our own |
| Average of comparable listings | 74% | We do not measure it |
| From the airport | Close, on the Bukit itself | About 3 hours by car |
How does a foreigner buy in North Bali?
As in the rest of the country: freehold land is for Indonesians only. You buy through a leasehold (25 years plus a 25-year renewal), PT PMA or right of use. It is in can a foreigner buy property in Indonesia?, with the usual warning about nominees.
Why do we build in Uluwatu and not in the north?
Because an investment villa needs guests all year, and we have measured that demand and proven management in Uluwatu. We will not sell you what we cannot back with data.
To compare areas, start with where to invest in Bali. To see what we launch, look at our new villa developments in Bali.
What people ask us most.
Are there villa developments in North Bali?
Yes, some developers sell there. We do not: we only build and manage in Uluwatu.
How far is North Bali from the airport?
About 3 hours by car from Ngurah Rai, according to the times listed by places to stay in Lovina and Singaraja.
Does a villa in North Bali earn rent?
We do not know and we do not invent figures. In Uluwatu, 5 of our villas averaged 90% occupancy in Q3 2026, against 74% for comparable listings.
Is there an airport in North Bali?
Not today. One has been discussed, but its location and schedule have changed. Check official information before you decide.
Can a foreigner buy a villa in North Bali?
Yes, through leasehold, PT PMA or right of use. Freehold land is for Indonesians only.
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.