Flat in Bukit-Ungasan

🇮🇩 Bukit-Ungasan flats: sea-view apartments near Uluwatu cliffs and surf beaches

Bukit-Ungasan sits on the southern Bukit Peninsula of Bali, a low-density, cliff-top area that blends surf-oriented tourism with residential pockets and resort developments. Located between Pecatu and Jimbaran, Bukit-Ungasan has a microclimate of warm, dry seasons and stable tropical temperatures, with strong sea breezes that influence construction and lifestyle choices. The terrain and the limited flat land mean that most residential supply is low-rise apartments, townhouse clusters and boutique serviced residences rather than high-rise blocks, which shapes the market for a Flat in Bukit-Ungasan toward holiday-oriented, view-driven products and compact long-stay units.

Physical geography and transport are decisive factors when you consider to Buy flat in Bukit-Ungasan. The area is carved by cliffs and winding roads; access to Ngurah Rai International Airport typically ranges from 20 to 40 minutes by car, depending on traffic. Main infrastructure nodes that drive demand are the Uluwatu Temple and surf breaks (Padang Padang, Bingin), the international school corridor toward Jimbaran, and the premium resorts and beach clubs that line the coastline. These nodes concentrate tourist flows and rental demand, which favors flats optimized for short-stay guests and overseas investors looking for holiday rental yield.

Lifestyle and local urban structure influence which buyers search for a Flat in Bukit-Ungasan. Buyers seeking active surf-and-beach lifestyles favor cliff-top studios and one-bed flats with easy access to beaches and beach clubs. Families and long-stay relocators instead look toward Jimbaran and nearby residential hamlets for larger layouts and schools. The small-scale nature of developments means resale inventory is limited, which supports stable pricing for well-located units and increases liquidity for units with proven rental performance.

🌍 City characteristics of Bukit-Ungasan influencing Flat purchases

Bukit-Ungasan’s position on the Bukit Peninsula creates a mixed-use environment where tourism, local commerce and hospitality intersect. The dominant land uses are resorts, villas and small commercial strips; zoning and topography limit large-scale apartment towers, which raises the value of available flats with sea views or proximity to surf spots. Demand drivers include international tourism, digital nomads and expatriate families who prioritize safety, lifestyle and access to international schools and healthcare in Jimbaran and Denpasar.

Infrastructure in Bukit-Ungasan is improving but remains a factor for buyers considering to Buy flat in Bukit-Ungasan. Road upgrades and private shuttle services are common, and fiber-optic internet has been rolled out progressively in premium clusters. Key transport links are:

• Ngurah Rai International Airport (20–40 minutes)
• Main artery roads toward Jimbaran and Pecatu
• Local shuttle and ride-hailing networks that serve tourist routes

Climatic and environmental factors also shape the appeal of a Flat in Bukit-Ungasan. The area’s stable tropical climate supports year-round holiday rentals, while cliff erosion and planning controls limit new large plots, protecting views but also restricting supply growth. That structural scarcity is a core reason why investment in flat in Bukit-Ungasan remains attractive for investors seeking steady rental demand.

💶 How much Flat costs in Bukit-Ungasan

Pricing for a Flat in Bukit-Ungasan is driven by location (cliff-top, sea-view, inland), size and whether the unit belongs to a branded development or a local boutique project. Typical price bands observed on the Bukit Peninsula for flats are:

• Studio / 1-bedroom flats: USD 80,000–250,000 (approx IDR 1.2–3.7 billion) depending on finish and view
• 2-bedroom flats: USD 150,000–450,000 (approx IDR 2.25–6.7 billion)
• Premium branded residences / penthouses: USD 500,000+ (IDR 7.5 billion+)

Average price per square metre for apartments in the Uluwatu–Ungasan corridor typically ranges from USD 1,500 to USD 3,500 per sqm, with cliff-top and resort-adjacent units at the upper end. Market dynamics show constrained new supply and steady tourist arrivals, supporting resale flat in Bukit-Ungasan values and making new developments in Bukit-Ungasan comparatively rare but premium-priced.

Price breakdown by district and format:

• Ungasan (inland, residential pockets): USD 1,200–2,200 per sqm
• Pecatu / Uluwatu (coastal and cliff): USD 2,000–3,800 per sqm
• Jimbaran (near airport, family-oriented): USD 1,400–2,800 per sqm

Market trends show moderate year-on-year appreciation in the best locations and higher rental yields from units optimized for holiday rental platforms, which supports ROI on flat in in Bukit-Ungasan for active managers.

🎯 Which district of Bukit-Ungasan to choose for buying flat in Bukit-Ungasan

Choosing the right district depends on purpose: rental, second home, relocation or capital growth. Ungasan proper is quieter and suits buyers seeking proximity to local community life and lower entry prices. Pecatu and Uluwatu deliver higher yields through proximity to surf breaks, luxury resorts and beach clubs, making them prime for short-term rental strategies.

Jimbaran and the corridor toward the airport appeal to family relocators and long-stay tenants because of schools, hospitals and easier airport access. Kuta Selatan administrative areas cover several residential hamlets used by expatriates. Key district advantages:

• Ungasan: lower entry price, local amenities, emerging residential developments
• Pecatu / Uluwatu: highest rental demand, premium nightly rates, cliff-top views
• Jimbaran: family infrastructure, consistent long-term rental market

Demand among foreigners is strongest in Pecatu and Uluwatu for holiday rentals and in Jimbaran for relocation and family purchases. Therefore, Best districts to buy flat in Bukit-Ungasan depend on whether you prioritize nightly revenue or occupancy and long-term leases.

🏗️ Developers and projects offering Flat in Bukit-Ungasan

Branded hospitality groups have shaped high-end real estate in the Uluwatu–Ungasan corridor; they do not always sell conventional flats but they influence product mix and standards. International hospitality names active in the greater area include:

• Alila (Alila Villas Uluwatu) — cliff-top luxury villas and branded residences
• Bulgari (Bvlgari Resort Bali) — ultra-luxury resort with villa inventory
• AYANA Resort and Spa Bali — large resort campus in Jimbaran with serviced options
• Four Seasons Resort Bali at Jimbaran Bay — premium resort and villa stock

Local boutique developers and smaller Indonesian property groups supply the most flats and serviced apartments in Bukit-Ungasan and adjacent Pecatu, typically offering:

• Boutique serviced residences with 20–80 units
• Low-rise condominiums with strata-title options
• Villa-style apartments aimed at holiday rental channels

Developer offerings typically include on-site management, rental pooling, and short-term rental management contracts. Payment terms vary, and many developers promote pre-launch pricing in New developments in Bukit-Ungasan with staggered payment plans.

🏦 Mortgage and developer installment plans in Bukit-Ungasan

Financing a Flat in Bukit-Ungasan as a foreigner requires careful planning. Indonesian banks offer mortgages to foreigners under specific conditions, often requiring higher down payments and local documentation. Typical bank financing characteristics are:

• Down payment: 30–40% or higher for non-residents
• Interest rates: commonly around 7–12% depending on currency and borrower profile
• Tenor: up to 10–20 years for residents; shorter for non-resident applicants
• Bank requirements: passport, proof of income, residency status or local guarantor

Developer installment plans are widely used in the Bukit market and can be more flexible than bank lending. Common developer payment structures:

• Short-term reservation + staged construction payments (30–60% during build)
• Interest-free instalments for 12–36 months
• Long-term in-house plans up to 5 years with modest interest

Search specifically for listings tagged Flat in Bukit-Ungasan with installment plan or Flat in Bukit-Ungasan with mortgage when filtering offers, as many smaller projects advertise developer installment plan in Bukit-Ungasan as a selling point.

📝 Legal process of buying flat in Bukit-Ungasan step by step

Buying a Flat in Bukit-Ungasan follows structured steps designed to protect both buyer and seller. The process typically runs:

• Selection and reservation: initial deposit to secure unit, usually IDR 50–200 million depending on project
• Due diligence: checks on title, building permits (IMB), and strata certificates; recommended a local legal adviser
• Pre-sale contract (PPJB) or sales and purchase agreement: defines payment schedule and delivery date
• Notary / PPAT formalities: Indonesian notary public (PPAT) registers transfer and processes taxes
• Final payment and registration of strata title or Hak Pakai for foreign buyers

Typical mandatory costs and taxes that should be budgeted:

• Transfer tax (BPHTB): around 5% of sale price (after threshold adjustments)
• Notary and registration fees: 0.5–2%
• VAT on new developments: 10% collected at sale for applicable projects

Timelines vary by project completion and permit status; resale flat in Bukit-Ungasan can close in weeks if documentation is in order, while new developments require longer completion windows, often tied to staged payments.

⚖️ Legal ownership, taxes and permits for Flat in Bukit-Ungasan

Foreigners can Buy flat as a foreigner in in Bukit-Ungasan under Indonesian property rules that allow ownership of apartments under a right-to-use regime or through corporate structures. Important legal points:

• Foreign ownership is commonly structured as Hak Pakai (Right to Use) for apartments or via a PMA company holding the building’s HGB (Right to Build), depending on project setup
• The initial ownership term for Hak Pakai is typically limited and renewable rather than perpetual freehold
• Purchase does not automatically grant a Residence permit through property purchase in Bukit-Ungasan nor Citizenship through real estate investment in Bukit-Ungasan

Property taxes and fiscal obligations to budget:

• BPHTB (acquisition tax) ~5%
• VAT on new developments 10% where applicable
• Annual land and building tax (PBB) is generally low for most residential flats
• Capital gains and final income tax on sale are applied under Indonesia’s tax rules; sellers and buyers should obtain local tax advice on rates and exemptions

The Legal process of buying flat in in Bukit-Ungasan requires notarized contracts, PPAT registration and submission of tax documents; a local notary usually handles the final registration of strata titles and the payment processing for taxes.

🏡 Best uses for buying flat in Bukit-Ungasan

A Flat in Bukit-Ungasan suits multiple buyer profiles, and matching product to purpose is key to performance. Typical use cases:

• Seasonal second home or holiday base for surfers and beach-goers: Pecatu / Uluwatu studios and one-bed flats close to surf breaks
• Rental investment targeting short-term tourists: serviced flats and units in projects with professional management yield gross 6–10% on premium locations
• Long-term relocation for families: larger flats in Jimbaran and Ungasan close to schools and healthcare deliver stable tenancy with 3–5% long-term yields
• Premium lifestyle purchase: branded residences by Alila or resort-adjacent units for owners seeking hassle-free management and higher nightly rates

List of practical matches between purpose and district:

• Short-stay rental: Uluwatu, Pecatu
• Family relocation and second home: Jimbaran, Ungasan
• Capital appreciation and boutique investment: cliff-top units adjacent to resort brands

Deciding to Buy flat in Bukit-Ungasan for investment requires aligning unit size, management model and target market to capture Rental yield of flat in in Bukit-Ungasan and a realistic ROI on flat in in Bukit-Ungasan.

Bukit-Ungasan’s property market sits within a broader Indonesian framework where limited local flat supply, strong tourism nodes and evolving financing options keep demand steady. For buyers focused on lifestyle, rental performance or capital growth, selecting the right district, understanding developer payment mechanisms and securing correct legal ownership structure are the most important steps to ensure a successful purchase and long-term returns in the Indonesian flat market.