The four Bukit areas, with data from our own calendar.
We manage villas in four areas of Uluwatu. For each one we publish its real occupancy against its own market average, how deep the competition runs and what a night sells for. It is the one figure nobody without the villas can publish.
See real cases: occupancy of our villas
Four villas, their real occupancy against the average of their area.
Investing in Uluwatu, with real figures
The full picture of the Bukit: the four areas together, what makes Uluwatu strong and what they will not tell you.
Investing in Bingin, with the calendar in front of you.
89% occupancy on our villa against 83% for its area average. 288 listings competing.
Investing in Melasti, the area with no bad months.
85% occupancy on our villa against 62% for its area average. 240 listings competing.
Investing in Balangan, the one that climbs most in high season.
75% occupancy on our villa against 58% for its area average. 130 listings competing.
Investing in Ungasan, where management shows most.
90% occupancy on our villa against 56% for its area average. 160 listings competing.
The four areas side by side
| Area | Our villa vs area | Market median, 2 bedrooms | Christmas price rise | Seasonality |
|---|---|---|---|---|
| Bingin | 89% vs 83% | €175 a night | 14.2% | medium |
| Melasti | 85% vs 62% | €95 a night | 22.6% | low |
| Balangan | 75% vs 58% | €114 a night | 14.7% | medium |
| Ungasan | 90% vs 56% | €80 a night | 9.4% | medium |
Market median is what listings in the area charge per night, taken from PriceLabs as of 14 September 2026. It is the market, not what our villas charge. Christmas price rise is how much the market goes up from 21 December to 3 January.
How to choose an area
Start with the guest you want
Surfers and long stays look for one thing. Families and groups look for another. Each area has its own guest, so pick the guest first.
Then check the numbers
Look at occupancy next to the area average and at how many listings compete. More listings means you need good management to stand out.
Then check the land
Leasehold gives you a right to use the land for 25 years, renewable for another 25. Freehold (HGB) goes up to 80 years through an Indonesian company. Both are explained in our leasehold guide.
Questions about the areas
Which area is best to invest in?
It depends on what you want. Each of the four areas has its own guest, its own price level and its own season. Open each page to see the real numbers, then compare them with your goal.
Where do these numbers come from?
From PriceLabs and from the booking calendar of the villas we manage, as of 14 September 2026. They are past data, not a promise.
What yield can I expect?
Our target is a range of 10-14% a year. It is a target based on the villas we manage, not a guarantee. The maths is in Bali villa returns.
Can a foreigner buy in these areas?
Yes, through leasehold or through freehold held by an Indonesian company (HGB). Bali real estate for foreigners explains both routes in plain words.
Want to see the proof? Read our real cases.