Investing in Uluwatu, with real figures.
Almost everything you will read about Uluwatu comes from a report or a brochure. This comes from our own booking calendar: we manage villas in four areas of the Bukit, Bingin, Melasti, Balangan and Ungasan, and these are their real numbers.
last 90 days
per night, by area
buying from the developer
where we already operate
What each area earns, and how it compares to the market.
Moraira Villas
Arrecife Villas
Kembali Villas
Santanyi Villas
Why we buy here, and what we do not like.
What makes Uluwatu strong
- The highest nightly rates on the island, and our villas run above the market in their own area.
- Land on the Bukit is limited. You cannot build forever, and that holds prices up.
- Demand 365 days a year. There is no real low season, just better and worse months.
- International guests, long stays and real spending power.
- Christmas and New Year push prices up 14% and occupancy up 8% over the surrounding days.
What they will not tell you
- Traffic to the airport is a real problem, especially at certain hours.
- Clifftop building permits have tightened.
- In the more remote pockets the infrastructure is still behind.
- There is a lot of generic villa competing: one-bedrooms alone are 183 listings in Bingin. Without serious management, the calendar stays empty.
What people ask us about Uluwatu.
Which area of Uluwatu is best to invest in?
It depends what you are after. Bingin and Balangan run very strong on occupancy because they sit next to the best waves. Melasti is quieter and cheaper to get into. Ungasan is the most central for living. Across our villas, occupancy over the last 90 days runs from 75% to 90% depending on the area, so none of them is a bad call: what changes is the entry price and the guest profile.
What does it cost to get in?
From €110,000 buying directly from the developer, which is us. That same villa through a middleman was selling at €150,000 to €160,000.
Can I own the land outright?
Full ownership, Hak Milik, is for Indonesian citizens only. A foreigner has two legal routes: a leasehold, a right of use in your own name, and HGB through an Indonesian company you own. Both, with terms and costs, in the leasehold and freehold guide.
How much competition is there?
A lot, and it is worth knowing. In the Bingin area alone there are 183 listings of one-bedroom villas and 105 of two-bedroom. That is why management is what decides it: the villa next door, with the same product, can bill half.
When does it fill up most?
Demand runs all year, but there are clear peaks. Between 21 December and 3 January prices in the area go up 14% and occupancy 8% against the surrounding days. Weekends always run above weekdays.
The numbers for each neighbourhood, one by one.
Do the Uluwatu numbers work for you?
We show you the villas available, what each one earns and what would be left for you, with our real figures in front of you. No commitment.