Investing in Balangan, the one that climbs most in high season.
Balangan is the long sand beach and the mellower wave. It is the area where high season bites hardest of all the ones we manage, and where two-bedroom product rules.
against 58% for the market
per night in the area
in Balangan
at Christmas
Kembali Villas, and the market right next to it.
A two-bedroom, family area. The one that behaves best at the Christmas peak, on both price and occupancy.
The good and the bad of buying in Balangan.
For
- The Christmas occupancy peak is the strongest of the four areas: from 30 December to 3 January occupancy climbs 13.3%, almost double Bingin.
- Price follows too: 14.7% higher between 28 December and 1 January.
- The market for the next three months is running significantly better than the same period last year.
- The two-bedroom median sits at €114 a night, with the top 25% above €144.
Against
- It is a two-bedroom market, with 130 listings. Buy a one-bedroom here and you are competing in a different league, with less demand.
- The wave is easier than Bingin, which pulls in fewer serious surfers and more families. It changes the guest profile and the average stay.
- Infrastructure lags behind Melasti and Ungasan.
- Our occupancy here, 75%, is the lowest of the four. It is still 17 points above its market, but this is the area with the lowest ceiling.
What people ask us about Balangan.
What does a villa in Balangan earn a year?
Our target is 10 to 14% a year depending on the villa and the area. The starting point in Balangan is this: our villa runs 75% occupancy against 58% for its area average. These are targets based on the portfolio under management, not a guarantee.
How much competition is there in Balangan?
Right now there are 130 listings competing in the area of two bedrooms. That is why management decides it: with the same product, the villa next door can bill half. You can see how we work on property management.
When does Balangan fill up?
Seasonality in this area is medium. The clear peak is Christmas and New Year, when market prices lift 14.7% and occupancy 13.3% against the surrounding days. Weekends always run above weekdays.
What does it cost to buy in Balangan?
From €110,000 buying directly from the developer, which is us. That same villa through a middleman was selling between €150,000 and €160,000. We show you what is available in the area and what a similar villa of ours earns today.
Can I own the land outright?
Full land ownership, Hak Milik, is for Indonesian citizens only, in Balangan and everywhere else in Indonesia. A foreigner has two legal routes: a leasehold, a right of use in your own name, or HGB through an Indonesian company you own. Both, with terms and costs, in the leasehold and freehold guide.
The other areas we operate in.
Want the overall picture of the Bukit before choosing an area? It is on investing in Uluwatu.
Do the Balangan numbers work for you?
We show you what is available here, what one of our villas in this same area earns today and what would be left for you. You talk to the developer, not to a salesperson.