House in Bukit-Ungasan

🇮🇩 Bukit-Ungasan houses overview: cliffside villas, beach proximity, zoning rules

Bukit-Ungasan on the Bukit Peninsula is one of Bali’s most sought-after addresses for buyers seeking a quiet cliff-top lifestyle with quick access to surf breaks, international restaurants, and premium resorts. Located in South Kuta, Badung Regency, Bukit-Ungasan sits between Pecatu and Uluwatu and benefits from a microclimate that is drier than Bali’s central lowlands, making it attractive for year‑round living and rental. Buyers looking to buy house in Bukit-Ungasan find a market dominated by villas and small gated compounds rather than high‑rise housing, with demand driven by expatriates, lifestyle buyers and short‑stay holiday rental investors.

The local road network links Ungasan to Ngurah Rai International Airport in about 25–40 minutes depending on traffic, while key attractions like Uluwatu Temple, New Kuta Golf, and beaches such as Padang Padang and Bingin are within 5–20 minutes. Infrastructure upgrades—improved drainage, new feeder roads and fiber‑optic internet rollouts—have steadily increased the appeal of investment in house in Bukit-Ungasan. The area’s zoning favors low-density development, which sustains higher per-unit values for detached houses and boutique villas compared with southern Kuta and Seminyak.

Trust is built here by a clear pattern: sustainable tourism, established villa management companies, and a growing supply of higher‑end projects that respect local building codes. Whether seeking a resale villa, a new turnkey development, or an off‑plan house, buyers will find transparent transactional norms, active real estate agents such as Ray White Bali and Bali Exotiq Property, and specialist managers like Bukit Vista who maintain rental pipelines essential for ROI calculations.

💶 How much House costs in Bukit-Ungasan

House prices in Bukit-Ungasan vary significantly by location, finish and proximity to cliffs or beaches. Entry-level villas and family houses on inner village plots typically start at USD 180,000–USD 350,000 (≈ IDR 2.8–5.5 billion). Mid-range finished villas with 2–3 bedrooms closer to surf spots generally trade between USD 350,000–USD 900,000. Prime cliff-top and luxury properties—often branded or managed as villa resorts—regularly sell from USD 900,000 into multiples of USD 3–8 million for multi‑unit compounds.

Market dynamics show steady price appreciation due to limited land supply on the plateau and persistent tourist demand. Buyers aiming to buy house in Bukit-Ungasan for rental can expect short‑term rental night rates that support yields often ranging from 5%–8% gross on well-managed properties in high season, with net yields depending on management and occupancy. Resale liquidity is strongest for 2–4 bedroom villas under USD 1 million, which are appealing to both private buyers and investors.

Common price metrics and property sizes:

• Typical land plots: 150–600 sqm.
• Built area: 80–400 sqm.
• Price per sqm in prime spots: USD 1,200–USD 4,000+/sqm depending on views and finishing.

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

Ungasan’s neighborhoods each offer distinct advantages for different buyer profiles. Pecatu and the Uluwatu rim are the most popular for premium cliff‑top villas because they combine sea views with proximity to surf breaks like Padang Padang and Bingin. Inner Ungasan neighborhoods closer to Jalan Bypass Uluwatu and desa centers suit families seeking schools and everyday amenities.

Dreamland / New Kuta areas appeal to buyers focused on accessibility and golf‑side living, with large plots and proximity to shopping centers. Areas near the Uluwatu Temple and the latest luxury resorts are the natural choice for investors aiming at high nightly rates. For expatriates seeking community and services, locations closer to Jimbaran and the international schools along the Jimbaran‑Tuban corridor can be more convenient while remaining within easy reach of Bukit‑Ungasan.

Popular subareas and their strengths:

• Ungasan (central): lower entry prices, local markets, shorter commutes to Ngurah Rai.
• Pecatu / Uluwatu rim: premium cliff views, high rental demand, luxury positioning.
• Bingin / Padang Padang corridor: surf access, strong seasonal rental performance.
• Dreamland / New Kuta: larger land parcels, resort developments, family appeal.

🏘️ House prices in Bukit-Ungasan — breakdown by district and property type

Detailed price breakdowns help align purchase strategy with objectives. In Ungasan village and inland Pecatu, small family houses and simple two‑bed villas typically sell in the IDR 2.8–6 billion range. Near the Uluwatu cliffs, finished 3+ bedroom villas with ocean views often list for IDR 7–25 billion. Multi‑villa compounds and boutique resort conversions are marketed at IDR 30 billion+ depending on amenities and license status.

Price tiers by property category:

• Resale house in Bukit-Ungasan (basic): USD 180k–USD 350k (IDR 2.8–5.5b).
• Resale villa (mid-range): USD 350k–USD 900k (IDR 5.5–14b).
• Luxury villa / compound: USD 900k–USD 8M+ (IDR 14b+).

New developments in Bukit-Ungasan tend to price higher at launch but include infrastructure and developer guarantees. Typical plots offered in off‑plan projects are 120–500 sqm, with staged payment schedules and optional furnishing packages to support short‑term rental programs.

🏗️ Leading developers and projects in Bukit-Ungasan

Bukit‑Ungasan’s developments are a mix of local boutique builders and regional hospitality brands. Landmark hospitality properties on the Bukit Peninsula include Alila Villas Uluwatu and major branded resorts whose presence lifts local property values and attracts premium guests. Regional developers and agencies active in the Bukit include Bukit Vista (property management and development partnerships), Ray White Bali (sales and marketing), and boutique local builders who specialize in bespoke villas that cater to international buyers.

Projects and developer practices:

• Branded resorts and villas: often set the benchmark for nightly rates and service standards.
• Boutique villa compounds: popular with investors due to turnkey rental management options.
• Local developers: typically offer flexible payment plans (see developer installment plan in Bukit-Ungasan), transparent construction timelines and custom finish options.

Buyers should verify developer track records, check completed project portfolios and request references from local property managers to assess expected rental performance and maintenance costs.

🧾 Mortgage and installment options for foreigners in Bukit-Ungasan

Obtaining a traditional mortgage in Indonesia for foreigners is limited but not impossible. Major Indonesian banks such as BCA, Bank Mandiri, BNI and Maybank Indonesia primarily lend to Indonesian citizens and companies, though some will consider loans to foreign residents with long‑term stay permits and significant local income. Typical bank expectations for foreign borrowers include higher down payments, usually 30%–50%, and shorter tenors compared with local borrowers.

Developer installment plans are the most common route for non‑resident buyers aiming to buy house in Bukit-Ungasan without local bank finance. Common developer terms:

• Down payment (DP): 10%–40% depending on the project.
• Interest-free installments: often available for 12–36 months on new developments.
• Longer term plans: some developers offer 3–5 year structured payments with small interest or step payments.

For those seeking a House in Bukit-Ungasan with mortgage, combining an initial developer DP with later refinancing through an Indonesian bank or an international lender is a widely used strategy. Professional advice from local mortgage brokers and legal counsel is essential to navigate documentary requirements and currency risk.

📝 Step-by-step process to buy house in Bukit-Ungasan

Selecting the right property begins with clear objectives: owner‑occupier, holiday rental, long‑term investment or development. Viewings and shortlists are followed by formal offers; in Bali, a reservation agreement and deposit (often IDR 10–100 million depending on price) secures the property while due diligence proceeds. Due diligence should include certificate checks (SHM, HGB, or Hak Pakai), land use permissions, building permits (IMB where applicable), and verification of there being no encumbrances.

Contracts follow Indonesian practice: the seller and buyer sign a private sale and purchase agreement, then proceed to notarised sale deed (Akta Jual Beli—AJB) and transfer at the local land office (Badan Pertanahan Nasional). Mandatory costs and taxes typically include:

• Buyer transfer tax (BPHTB): around 5% of the taxable value (variable locally).
• Notary and PPAT fees: commonly 1–2% of transaction value.
• Agent commission: normally 2–3% for selling agents.

Registration and title transfer timelines vary but expect 4–12 weeks for clearance and formal registration when all documentation is in order. For foreigners, structures such as long‑term lease, purchase under Hak Pakai, or acquisition through a PMA are documented at this stage.

⚖️ Legal aspects of owning house in Bukit-Ungasan

Foreign ownership rules in Indonesia are specific and must be respected. Foreign nationals cannot directly hold a freehold title (Sertifikat Hak Milik—SHM), but they can acquire property under Hak Pakai (Right to Use), leasehold agreements, or through a foreign‑owned company (PMA) that can hold Hak Guna Bangunan (HGB) for development purposes. These legal forms determine transferability, duration of ownership and taxation.

Property taxes and obligatory charges include the land transfer tax (BPHTB), annual land and building tax (PBB) which is generally modest, and income taxes on rental income which must be declared. Buying a house in Bukit-Ungasan does not automatically confer residence permit through property purchase in Bukit-Ungasan nor citizenship through real estate investment in Bukit-Ungasan. Residency pathways typically involve employment, investment in a PMA, or investor KITAS schemes that require minimum capital commitments and processes independent of a simple property purchase.

Practical legal steps:

• Engage a local notary/PPAT to oversee AJB and title transfer procedures.
• Verify certificates: SHM, HGB, Hak Pakai, and any building permits (IMB).
• Clarify tax obligations: BPHTB, PPh for sellers, VAT considerations on commercial sales.

🎯 Which districts to buy house in Bukit-Ungasan and best use cases

Choice of district aligns with purpose: short‑term rentals, year‑round residence, family relocation or premium investments. For high rental yield and tourist demand, properties around Bingin, Padang Padang and Uluwatu rim are prime due to surf access and resort proximity. For relocation, family housing, and schooling access, Ungasan central and Dreamland / New Kuta offer better road connections, local markets and more affordable land parcels.

Match of purpose to district:

• Short‑term rental / investment house in in Bukit-Ungasan: Uluwatu rim, Bingin, Padang Padang.
• Second home house in in Bukit-Ungasan: Ungasan central or Dreamland for convenience and lower maintenance.
• Relocation to in Bukit-Ungasan and purchase of house: areas with access to clinics and schools near Jimbaran and Kedonganan.
• Premium lifestyle purchase: cliff‑top Pecatu close to branded resorts and private beach clubs.

Developers and managers often bundle furnishing and management agreements that make investment house in in Bukit-Ungasan easier to operate remotely, preserving occupancy and reducing hands‑on complexity.

The Bukit‑Ungasan market is shaped by steady tourism flows, constrained land supply and improving infrastructure, creating a clear runway for sustained demand across mid‑range villas to luxury compounds. As Bali’s regulatory environment around foreign investment and corporate structures matures, the island remains an attractive location for buyers seeking lifestyle value, rental income and capital appreciation from a well‑defined market niche on the Bukit Peninsula.