Rp 6.433.322.829
Modern 2BR Villa w/ Infinity Pool, Sauna & Ice Bath, and Dedicated Home Office
Nyang-Nyang · 2 bd · 138 m²
Off-planVillaLeasehold
Upcoming Cliff-Edge 5BR Villa w/ Private Cinema and Rooftop Patio, Ridgeline Setting
Balangan, Uluwatu
Rp 13.440.000.000
What the numbers say
Is this a fair price?
21% below the median five-bedroom in Uluwatu (median Rp 17.000.000.000, from 85 comparable listings). Half of comparable listings ask less and half ask more. Far above the median needs a reason you can see: view, land, finish or tenure.
−21%
Rp 6.5B (10th pct)Median Rp 17BRp 42B (90th pct)
Price per m²
Rp 33.600.000 per m² of building. Comparable listings in Uluwatu ask a median of Rp 32.102.729 per m², so this one is 5% more per m².
What the lease costs per year
A 30-year lease at this price is Rp 448.000.000 per year of use. The listing includes an extension option of 30 more years; check its price and conditions in the lease itself.
Leasehold vs freehold, plainly →Market figures come from the Baliestate index of listings from agents, owners and developers, compared by area and bedroom count. They are asking prices, not sale prices.
The facts
- Bedrooms
- 5
- Bathrooms
- 5
- Building
- 400 m²
- Land
- 322 m²
- Ownership
- Leasehold
- Lease term
- 30 years
- Completion
- Q1 2027
- Units available
- 1 / 1
- Furnished
- Yes
- Style
- Tropical Modern
- Reference
- PS3322
About this home
This is one of four signature villas in an ultra-limited hillside enclave, designed to capture 280 degrees of unobstructed ocean panorama. The cascading architecture maximizes views while maintaining privacy; five bedrooms and five bathrooms anchor serious residential comfort. The amenity package is built for both lifestyle and revenue: private cinema, fitness room, sauna, resort-grade pool, rooftop patio, and manicured garden space. Completion is locked for Q1 2027, which means you're buying now at pre-finished pricing and locking in capital appreciation before the market adjusts to delivered inventory. Leasehold structure is solid; 30 years plus 30-year extension gives investors genuine security and exit flexibility. This peninsula location sits at peak growth momentum, and the rental thesis is proven: luxury guests consistently pay €1,300 per night for this caliber of property and view.
Features
- Balcony
- Garden Space
- Gym
- Ocean View
- Private Cinema
- Rooftop Patio
- Sauna
- Sunrise View
- Sunset Views
- Swimming pool
Read before you commit
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