Investing in Melasti, the area with no bad months.
Melasti is the white sand beach and the big beach clubs. It is cheaper to get into than Bingin and, above all, it has the steadiest demand of the four areas we operate in.
against 62% for the market
per night in the area
in Melasti
at Christmas
Arrecife Villas, and the market right next to it.
The most affordable entry with the most consistent demand. Low seasonality means there are no dead months here.
The good and the bad of buying in Melasti.
For
- Low seasonality: the only one of the four where PriceLabs flags steady demand all year. The quiet months are less quiet.
- The market for the next three months is running significantly better than the same period last year.
- The Christmas peak is the highest on the Bukit: from 26 December to 1 January, prices go up 22.6%.
- The gap between our villa and its market is the widest of the four: 85% occupancy against 62%.
Against
- The nightly rate is low: the one-bedroom median sits at €68. You make it up on occupancy and a lower entry price, not on rate.
- The market is dominated by two-bedroom villas (136 listings against 104 one-bedroom). One-bedroom product competes less, but is also searched less.
- You ride or drive down to the beach. It is not a walking area.
- The beach clubs bring noise and traffic on certain days.
What people ask us about Melasti.
What does a villa in Melasti earn a year?
Our target is 10 to 14% a year depending on the villa and the area. The starting point in Melasti is this: our villa runs 85% occupancy against 62% for its area average. These are targets based on the portfolio under management, not a guarantee.
How much competition is there in Melasti?
Right now there are 240 listings competing in the area, 104 one-bedroom and 136 two-bedroom. 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 Melasti fill up?
Seasonality in this area is low. The clear peak is Christmas and New Year, when market prices lift 22.6% and occupancy 5.7% against the surrounding days. Weekends always run above weekdays.
What does it cost to buy in Melasti?
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 Melasti 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 Melasti 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.