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.
Market average return after costs (highest in Bali)
Scarce prime location
Expected annual price growth up to 2028
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: 109 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 return after tax. Verifiable figures instead of empty promises.
As seen on
In this region
Our projects in Uluwatu
Experiences
What our investors say
“We first came across Bali Estate Group through the Lotgenoten podcast, where Roy talked about Bali's property market. He immediately came across as trustworthy, knowledgeable and transparent: he not only highlighted the opportunities, but also spoke honestly about zoning, building materials and possible pitfalls. In our conversation with Pierre, virtually all our questions were answered before we even had to ask them, and there was an instant personal click. The Dutch point of contact and short lines of communication are a big plus, and their involvement does not stop once the sale is done: newsletters with professionally edited videos let you follow the construction closely. We wholeheartedly recommend Bali Estate Group to anyone considering investing in real estate in Bali.”
Tamara & CoenInvestors“Bali Estate Group appealed to me right away: the no-nonsense mentality of Roy and Koen, no sales talk, but projects with real character. After an info evening in Delft I bought my first 2 units, with perfect financial guidance through a contact of Roy's. Now 6 units further: tidy and well organised on the construction site, and the after-sales on location is top notch.”
“After I sold my home in the Netherlands, I knew I wanted to do something with my equity. Through Danny I ended up at the Nova Ocean Resort project. I am very happy with my purchase and with the communication from the Bali Estate Group team. I look forward to the future!”
“We have been investing in real estate for several years, looking for a high return combined with a beautiful country to spend our holidays. Originally we wanted to do this in Spain, but due to licensing restrictions there we moved on to other countries. During our search we came into contact with Bali Estate Group. From day one we had pleasant and intensive contact. We had more than a thousand questions and Bali Estate Group always helped us neatly, quickly and professionally.”
“By early 2022 I was already busy putting my money to good use in real estate for a high ROI. However, this job was bigger than I thought. I came into contact with various parties, but it was all 'almost right'. Until I got in touch with Bali Estate Group at the end of 2024. The people gave me good advice and were able to fulfil all my wishes, and recommended investing in Bali with a high return. The person I am in contact with helps me with everything like a true professional investor. I am very satisfied with how everything is going and will certainly keep doing business in the future.”
“The purchase of Nova Oasis Villa in Canggu in early 2025 was initially a bit sluggish, but everything visibly improved along the way. The team is professional and skilled, and the reports are clear and complete. We have now stayed in the villa and will go again this year; it really feels like our second home.”
FAQ
Questions about Uluwatu
What makes Uluwatu unique as an investment area?
How are land prices developing in Uluwatu?
Which type of investor suits Uluwatu?
Which projects does Bali Estate Group have in Uluwatu?
Can I, as a foreigner, simply buy real estate here?
How long is my leasehold term?
How are rental and management handled?
What is a realistic investment horizon?
What about tax?
Knowledge base
Read more about investing in Bali
Dive deeper into investing in Bali and specifically in Uluwatu.
Uluwatu or Canggu: which region suits your investment
Uluwatu or Canggu? One offers maximum return and growth, the other predictability and high occupancy. Here is how to choose the region that suits you.
Read articleHow do you maximise a real estate investment in Bali?
From location and operator to maintenance and occupancy: the factors with which you structurally maximise the return on your Bali real estate investment.
Read articleHigh returns in Bali?
What is a realistic return on Bali real estate? We explain what comes off the rental income and show which range is achievable in the island’s best locations.
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Interested in Uluwatu?
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