Investing in Ungasan, where management shows most.
Ungasan is the most central area to live in and the cheapest to buy into. It is also the most uneven: there are villas at €25 a night and villas at €150 on the same street. Here the difference is not the area, it is who manages.
against 56% for the market
per night in the area
in Ungasan
at Christmas
Santanyi Villas, and the market right next to it.
The cheapest entry on the Bukit and the most uneven market. The area where good and bad management pull furthest apart.
The good and the bad of buying in Ungasan.
For
- The gap between our villa and the market is brutal: 90% occupancy against 56%. That is 34 points.
- It is the lowest entry price of the four areas.
- The market for the next three months is running significantly better than the same period last year.
- Our prices run above market in February and August, which is exactly where you want to be above.
Against
- The median night is the lowest on the Bukit: €55 for a one-bedroom.
- It is by far the most uneven market. The bottom 25% charges €25 a night and the top 10% charges €150. Landing in the bottom half of that spread is very easy.
- The Christmas peak is the weakest of the four: between 7.1% and 9.4% against Melasti's 22.6%.
- It is not beachfront. It is a good place to live, but the guest who wants to wake up facing the wave does not come here.
What people ask us about Ungasan.
What does a villa in Ungasan earn a year?
Our target is 10 to 14% a year depending on the villa and the area. The starting point in Ungasan is this: our villa runs 90% occupancy against 56% for its area average. These are targets based on the portfolio under management, not a guarantee.
How much competition is there in Ungasan?
Right now there are 160 listings competing in the area, 87 one-bedroom and 73 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 Ungasan fill up?
Seasonality in this area is medium. The clear peak is Christmas and New Year, when market prices lift 9.4% and occupancy 8.0% against the surrounding days. Weekends always run above weekdays.
What does it cost to buy in Ungasan?
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 Ungasan 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 Ungasan 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.