Rp 27.850.000.000
Cliff-Front 3BR Ocean-View Penthouse w/ 100-Year Lease, Signature Dining, and Managed Rental
Uluwatu · 3 bd · 187 m²
Rp 278.5M per year of the lease
Ungasan, Uluwatu
Listed by Bali Bound RealtyRp 1.148.818.182 per year of the lease
This two-bedroom, two-and-a-half-bathroom Mediterranean villa sits on a quiet residential lane on the southern peninsula, where the clifftop atmosphere and open living layout make it an easy fit for buyers looking for a lifestyle property with real character. The villa occupies 200 sqm of land with 115 sqm of built space, centered around a private swimming pool framed by garden space and clean tiled finishes throughout. Interiors are fully furnished and practically equipped, with separate air conditioning units, ceiling fans, a gas stove, fridge, and freezer already in place. At USD 1,400,000 on a 22-year leasehold, the pricing reflects the scarcity of well-presented Mediterranean-style villas in this part of the island, where land availability is tightening and demand from discerning buyers continues to hold firm. SLF and PPG permits are currently in process, and with car access confirmed via a three-to-five-meter road, the property is straightforward to reach and manage. We see this as a solid hold for buyers who want a distinctive, move-in ready villa in one of Bali's most sought-after southern corridors.
Ungasan, Uluwatu
Approximate location: the circle shows the neighbourhood, not the address.
Homes for sale in Uluwatu →Two-bedroom homes for sale in Uluwatu
Median Rp 4.153.500.000. 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.
Median building size is 126 m².
Rp 219.773.913 per m², against a median of Rp 32.140.375.
About 1.6% a year: twelve months of the median asking rent, Rp 33.000.000 a month, of 21 comparable two-bedroom rentals in Uluwatu, divided by this asking price. Rents as listed on 18 October 2026.
A gross estimate from asking rents, not a guarantee: it is before vacancy, management, maintenance and tax, and an asking rent is not an agreed one. On a leasehold the rent stops when the lease ends, so the price has to come back within the term.
Ask for a rental projectionUluwatu · 3 bd · 187 m²
Rp 278.5M per year of the lease
Uluwatu · 3 bd · 233 m²
Rp 308.2M per year of the lease
Uluwatu · 4 bd · 500 m²
Rp 37.9M per m² of building
Uluwatu · 3 bd · 208 m²
Rp 88.9M per m² of building
Bingin · 11 bd
Rp 1.1B per year of the lease
Jimbaran · 4 bd · 280 m²
Rp 571.7M per year of the lease
Bingin · 4 bd · 450 m²
Uluwatu · 3 bd · 320 m²
Rp 48M per m² of building
What the lease costs per year. A 22-year lease at this price is Rp 1.148.818.182 per year of use. A leasehold ends: at the end of the term the land and the villa go back to the owner unless the lease is extended.
Market figures come from the live listings of Baliestate's partner agencies, compared by area and bedroom count. They are asking prices, not sale prices.
