House in Bukit-Jimbaran

🇮🇩 Houses in Bukit Jimbaran, Bali — coastal family homes with beach access and airport proximity

Bukit-Jimbaran is one of Bali’s most attractive areas for buying a house because it combines sheltered beaches, international resorts, and rapid residential development without the congestion of central Kuta. The coastline of Jimbaran Bay, local hills of the Bukit Peninsula and access to Ngurah Rai International Airport shape demand for villa-style houses, family homes and investors seeking holiday rental income. For private buyers and investors the key draw is a stable tourist flow, mixed-use infrastructure and a market that supports both resale house in Bukit-Jimbaran and new developments in Bukit-Jimbaran.

💶 How much House costs in Bukit-Jimbaran

Buying a house in Bukit-Jimbaran covers a wide price spectrum depending on land size, sea views and construction quality. Expect entry-level 2‑bed villas close to main roads from around USD 120,000–250,000; mid-range 3–4 bedroom houses and villas typically sell between USD 350,000–900,000; premium cliff-top and beachfront villas often start at USD 1.2 million and can exceed USD 5 million for large estate plots with full-service facilities. The average price of house in in Bukit-Jimbaran for a quality 3‑bed villa commonly centres near USD 450,000.

Market breakdown by district and format:

• Jimbaran / Kedonganan: USD 200k–900k for family houses and small villas, closer to the bay higher.
• Ungasan: USD 300k–1.5M for hillside villas with sea views and villa complexes.
• Pecatu / Uluwatu: USD 400k–5M+ for premium cliff and resort villas.
• Kuta Selatan (southern suburbs): USD 150k–700k for accessible residential houses.

Typical price metrics to watch:

• Price per plot varies: small villa plots (200–400 sqm) often USD 1,000–3,000 per sqm depending on view and location.
• Resale house in Bukit-Jimbaran often trades at a discount of 5–15% to new-build prices when requiring renovation.
• Market dynamics show consistent demand for mid-size villa formats and premium beachfront houses driven by short-stay tourism.

🎯 Which district of Bukit-Jimbaran to choose for buying house

Jimbaran Bay and Kedonganan are favored for buyers wanting proximity to seafood restaurants, the airport and family living. The area is flat, well-serviced and popular with long-term expatriates and families who prefer easy access to international schools like the Bali Island School and international clinics.

Ungasan provides the hilltop lifestyle with quieter streets and panoramic ocean views that suit luxury villa owners and high-end rentals. The proximity to the Garuda Wisnu Kencana cultural park and the new road links to Nusa Dua increase its appeal for premium investment house in Bukit-Jimbaran.

Pecatu and Uluwatu target buyers seeking surf, exclusive resorts and cliff-top vistas. These districts command higher prices but deliver superior holiday rental yields for short-term holiday homes. Kuta Selatan functions as a practical middle ground with more affordable house stock and fast access to Bali’s main transport arteries.

Advantages by district at a glance:

• Jimbaran / Kedonganan: airport access, family amenities, lower renovation costs.
• Ungasan: sea views, villa clusters, higher nightly rates for vacation rentals.
• Pecatu / Uluwatu: luxury demand, proximity to Bvlgari and AYANA style resorts, premium pricing.
• Kuta Selatan: commuter-friendly, broader resale inventory, competitive price per sqm.

🏛️ Economy and tourism effects on the House market in Bukit-Jimbaran

Bukit-Jimbaran benefits from steady tourism demand, strong hospitality employment and proximity to Bali’s main international transport node. The presence of resorts such as AYANA Resort and Spa and Four Seasons Resort Bali at Jimbaran Bay anchors premium tourism and keeps occupancy for nearby villas healthy. Tourist arrivals to southern Bali maintain consistent demand for holiday rentals and short-stay houses.

Local business activity includes hospitality, restaurant and villa management services; these economic drivers translate into strong seasonal rental occupancy and employee housing demand. Investors targeting rental returns view Bukit-Jimbaran as liquid: well-located houses often re-rent quickly due to steady tourist flows and corporate bookings.

Tax and regulatory costs are moderate compared with many Western markets but influence ROI calculations. Ongoing demand from international visitors and domestic urbanization supports stable capital values and encourages both resale house in Bukit-Jimbaran and new developments in Bukit-Jimbaran.

🏗️ Leading developers and projects in Bukit-Jimbaran

Bukit-Jimbaran’s development profile includes branded resorts that convert to nearby residential demand and boutique villa builders that create gated communities. Notable names active in or adjacent to Jimbaran include:

• Kayumanis Jimbaran Private Estate — luxury private villa concept with concierge services.
• AYANA Resort and Spa, Bali — major resort that elevates local real estate appeal for nearby premium houses.
• Four Seasons Resort Bali at Jimbaran Bay — maintains strong international draw and high-end micro‑market.

Developer and project characteristics:

• Boutique villa builders often deliver turnkey villas with private pools, staff quarters and managed rental programs.
• Branded-resort adjacency boosts nightly rates and long-term capital growth for houses within 1–3 km of resort operations.
• Payment terms commonly include staged payments: reservation, down payment, construction milestones, final handover.

Examples of typical project formats:

• Gated villa clusters (8–30 units) with shared security and landscaping.
• Individual beachfront estates with private access.
• Mixed-use zones combining houses and serviced apartments near commercial strips.

🏦 Mortgage and installment conditions for foreigners in Bukit-Jimbaran

Foreign buyers should plan for limited domestic mortgages. Indonesian banks such as Bank Central Asia (BCA), Bank Mandiri and Bank Negara Indonesia (BNI) may offer lending to foreigners holding valid KITAS and with local income or collateral, but standard practice remains high down payments and conservative LTV ratios.

Common mortgage and installment parameters:

• Typical down payment for foreigners: 30–50% of purchase price.
• Interest rates usually range from around 7–12% subject to loan term and currency.
• Loan terms commonly from 5–15 years depending on bank policy and borrower profile.

Developer installment plans in Bukit-Jimbaran:

• Developer installment plan in Bukit-Jimbaran options include interest-free construction-period payments for 6–36 months, or staged payment plans with short-term developer financing.
• Many developers accept a 20–30% upfront payment followed by milestone payments; some offer transfer to bank mortgage at completion.
• Foreign buyers often combine developer installment with later refinancing under Mortgage in Indonesia for foreigners when eligible.

🧾 Legal process of buying house in Bukit-Jimbaran

Step-by-step process for buy house in Bukit-Jimbaran typically follows selection, reservation, due diligence, contract signing, payment, and title registration. The buyer must verify land certificates: HGB (Hak Guna Bangunan) or leasehold agreements if the seller is foreign-owned.

Key steps and mandatory costs:

• Reservation with deposit, usually 5–10% of price.
• Due diligence by notary to check certificates, PBB tax records, and encumbrances.
• Signing a sale and purchase deed before a notary and payment of BPHTB tax at 5% of taxable transfer value minus a non‑taxable threshold.
• Registration with the local land office (BPN) to transfer rights.

Costs and timelines:

• Notary fees and transfer taxes typically add 2–6% of transaction value.
• Registration and transfer can take several weeks to a few months depending on completeness of documents.
• For foreigners, structure is often purchase under a leasehold or via a PT PMA entity for HGB ownership.

⚖️ Legal aspects of owning house in Bukit-Jimbaran

Foreign ownership requires careful legal structuring. Foreign nationals cannot hold freehold title (Hak Milik) directly, but options exist:

• Hak Pakai (Right to Use) or leasehold: common for foreigners with terms usually 25–30 years with options to extend.
• PT PMA ownership: a foreign-owned company (PMA) can hold Hak Guna Bangunan (HGB) for commercial properties and long-term use; forming a PMA typically involves minimum capital requirements around IDR 10 billion for qualifying investor status used for residency applications.

Taxation and mandatory procedures:

• BPHTB transfer tax: 5% of taxable value.
• Final income tax on sale often 2.5% of transaction value.
• Annual property tax (PBB) is nominal relative to market value, often a small percentage of assessed NJOP.
• Purchase of property does not automatically grant Residence permit through property purchase in Bukit-Jimbaran nor Citizenship through real estate investment in Bukit-Jimbaran, given that citizenship is not available simply by property purchase.

🏡 Which buyers should buy house in Bukit-Jimbaran and for what purpose

Bukit-Jimbaran suits a wide set of buyers:

• Families and relocators: choose Jimbaran / Kedonganan for schools, clinics and community life; typical acquisition is a 3‑4 bedroom house with garden.
• Second-home buyers and seasonal residents: prefer hillside Ungasan or beachfront estates for privacy and ocean views; Second home house in in Bukit-Jimbaran often sized 200–600 sqm land plots.
• Investors and short-stay operators: target Pecatu / Uluwatu for premium nightly rates and higher rental yield of house in in Bukit-Jimbaran; typical strategy is furnished villa with managed bookings.
• Long-term investors: pursue resale opportunities and new launches close to resorts to maximize ROI on house in in Bukit-Jimbaran.

Practical examples linking purpose to district:

• Family living: Jimbaran, 3BR garden house, monthly long-let demand.
• Holiday rental: Ungasan/Pecatu, 4BR villa with pool, expected gross yield 6–9%.
• Luxury investment: cliff-top Uluwatu villa, strong capital appreciation potential.

Buying as a foreigner should be planned with legal counsel to select lease terms or PT PMA structure; many buyers use local property managers for occupancy, maintenance and tax compliance.

The prospects for the house market in Indonesia look supportive as inbound travel recovers, domestic demand for quality housing rises and infrastructure projects continue to improve neighborhood connectivity; buyers focusing on well-located houses in Bukit-Jimbaran that combine good title structure, professional management and realistic yield expectations are most likely to see consistent occupancy and capital appreciation over the medium term.