Region

Investing in Uluwatu & Bingin

Uluwatu, and Bingin in particular, is performing at the highest level in all of Bali in 2025 and 2026. For investors looking for growth and an early-mover advantage, this is the most promising region on the island.

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10-14%

Net return (highest in Bali)

Cliff-front

Scarce prime location

8-10%

Expected annual price growth up to 2028

12-18 mo

Construction to operational

The area

Scarcity that drives prices and rates up

Three factors make this area unique. First, the scarcity of cliff-front land: there is simply a limited amount of first-class coastline, and it is running out. Second, there is strong and sustained demand for premium resorts and boutique villas from an international, high-spending audience.

Finally, new infrastructure such as roads and utilities is opening up the area without diluting its luxury appeal. That combination of scarcity, demand and improving accessibility structurally pushes both land prices and rental rates upward.

Nearby: Bingin Beach · Uluwatu Temple · Dreamland Beach · Padang Padang Beach

Sub-region

Bingin in particular

Bingin is the sharpest expression of the Uluwatu trend: cliff-front and within walking distance of Dreamland Beach and Bingin Beach, two of the best-known surf and lifestyle beaches in Bali. That position structurally commands a higher average daily rate than inland projects.

This is also home to our flagship project, Nova Ocean Resort: 85 luxury apartments with MĀUA by Swiss-Belhotel as the operator. The combination of an international operator and a cliff-front location reduces operational risk and increases occupancy.

Price development and rental demand

Land prices in Bingin and the surrounding area have risen sharply in recent years, yet still sit substantially below established prime locations such as Seminyak, while the expected price growth of 8 to 10 percent per year up to 2028 is among the highest on the island.

On the rental side, Uluwatu benefits from an international, high-spending audience that pays a premium for cliff-front and design. The average daily rate here is structurally higher than inland, which makes the region exceptionally well suited to high-return luxury rentals.

Who Uluwatu suits

Uluwatu suits investors who prioritise maximum returns and capital growth and are willing to enter a market that has not yet fully matured. With a horizon of seven to ten years, you reap the rewards of both rental income and the expected appreciation.

If you are mainly looking for immediate, predictable occupancy in a fully mature market, Canggu may be a more logical starting point. Many of our investors combine both regions for a balanced portfolio.

Why Bali Estate Group

Four reasons why investors choose us

Leasehold up to 80 years

We negotiated extension options up to 80 years, where the market standard is 30 years. At the time of writing unique in the market.

Developer and seller in one

No intermediaries. We select the location ourselves, arrange the legal structure and contract the operator.

MĀUA by Swiss-Belhotel

International hotel operator with decades of experience, on our flagship Nova Ocean Resort. Higher occupancy, lower return variance.

Transparent quarterly reporting

Every quarter, insight into revenue, occupancy and net return. Verifiable figures instead of empty promises.

As seen on

In this region

Our projects in Uluwatu

New15-20% return

Bingin, Uluwatu

Nova Ocean Resort

Appartementen85 units

From€98.400

Experiences

What our investors say

5.0 · 40+ reviews

“We zijn al enkele jaren bezig om te investeren in vastgoed, waarbij we zochten naar een hoog rendement in combinatie met een mooi land om vakantie te vieren. Oorsprokelijk wilde we dit in Spanje gaan doen, maar door licentie beperkingen daar zijn we uitgeweken naar andere landen. Tijdens de zoektocht zijn wij in aanraking gekomen met Bali Estate Group. Vanaf dag 1 hadden wij fijn en intensief contact. We hadden meer dan duizend vragen en Bali Estate Group heeft altijd netjes, snel en professioneel geholpen.”

JJohn

FAQ

Questions about Uluwatu

What makes Uluwatu unique as an investment area?

The scarcity of cliff-front land drives prices and rental rates up, there is strong demand for premium resorts and boutique villas, and infrastructure development is opening up the area without diluting its luxury appeal.

How are land prices developing in Uluwatu?

Land prices in Bingin and the surrounding area have risen sharply compared to five years ago, but still sit substantially below prime locations in Canggu or Seminyak. Market analysts expect 8 to 10 percent annual price growth up to 2028, among the highest on the island.

Which type of investor suits Uluwatu?

Investors who prefer maximum ROI over absolute certainty, with a horizon of 7 to 10 years, and who are willing to enter a market that has not yet fully matured but has plenty of growth potential.

Which projects does Bali Estate Group have in Uluwatu?

Nova Ocean Resort is our flagship project in Bingin, Uluwatu: 85 luxury apartments, MĀUA by Swiss-Belhotel as the operator and a cliff-front position.

Can I, as a foreigner, simply buy real estate here?

Yes. The common route for foreign investors is leasehold (Hak Sewa), direct and without a residency requirement. Hak Pakai and PT PMA are alternatives for those who have residency rights or an investment company. We guide all three routes and explain what is appropriate for each situation.

How long is my leasehold term?

The market standard in Bali is 30 years. For our projects we have negotiated extension options up to 80 years, which at the time of writing is unique in the market. We record the exact term in writing per project before you commit.

How are rental and management handled?

We take care of everything from A to Z: a professional operator or our own local team handles reservations, guest service, cleaning and maintenance. Each quarter you receive a transparent report on revenue, occupancy and net return.

What is a realistic investment horizon?

We advise at least 7 to 10 years for a healthy combination of rental return and appreciation. Selling your leasehold position in the meantime is possible; the negotiated long term increases its saleability.

What about tax?

Through the tax treaty between the Netherlands and Indonesia, Dutch investors pay no tax in the Netherlands on the value or rental income of Indonesian real estate. Indonesian withholding tax remains applicable: typically a final levy of around 10 percent on rental income from property. Always consult a tax adviser for your situation.

Knowledge base