The Ultimate Guide: Buying Property in Uluwatu, Bali

Uluwatu, with its stunning cliffside views, world-renowned surf breaks, and vibrant community, is fast becoming one of Bali's most sought-after locations for property investment. If you're considering purchasing real estate in this captivating corner of Bali, you're in the right place.

Uluwatu, with its stunning cliffside views, world-renowned surf breaks, and vibrant community, is fast becoming one of Bali’s most sought-after locations for property investment. If you’re considering purchasing real estate in this captivating corner of Bali, you’re in the right place. This comprehensive guide will walk you through the reasons to invest in Uluwatu, the rules surrounding property ownership for foreigners, the process of buying property through PT PMA, the property market trends, how to navigate the buying process, and a list of property listings to kick-start your journey.

Why You Should Buy Property in Uluwatu?

Uluwatu’s Natural Beauty:

Uluwatu is renowned for its breathtaking coastal cliffs, pristine beaches, and panoramic ocean views. Investing here means waking up to paradise every day.

Surfer’s Paradise:

Uluwatu is a haven for surf enthusiasts, boasting world-class surf spots like Uluwatu, Padang Padang, and Balangan. Owning property here means easy access to some of the best waves in Bali.

Booming Tourism:

The area is witnessing substantial growth in tourism, ensuring a robust rental market for property investors. Visitors flock to Uluwatu for its temples, cultural performances, and pristine beaches.

Vibrant Community:

Uluwatu is known for its relaxed and welcoming community of locals and expats, creating a warm and inclusive environment for residents.

Can Foreigners Buy Property in Uluwatu?

Yes, foreigners can invest in property in Uluwatu, but they must follow specific regulations. Under Indonesian law, foreigners cannot own land outright, but they can have property rights through several methods:

  1. Leasehold: Foreigners can lease land for an initial period of 25 years, extendable up to 70 years.
  2. Through PT PMA: Foreign individuals or entities can establish a Foreign-Owned Company (PT PMA) to own property in Indonesia. This is a popular and legal method for foreign property ownership.

How To Buy Property in Uluwatu using PT PMA

Purchasing property in Uluwatu through PT PMA involves the following steps:

  1. Establish a PT PMA: Register a Foreign-Owned Company with the Indonesian Investment Coordinating Board (BKPM).
  2. Select a Property: Choose the property you wish to buy, ensuring it adheres to the ownership rules.
  3. Title Certification: Verify the property’s title and conduct due diligence to ensure a clear legal title.
  4. Purchase Agreement: Sign a purchase agreement and conduct a land survey.
  5. Transfer Tax: Pay the applicable property transfer taxes and complete the property transaction.
  6. Property Ownership Certificate: Obtain the property ownership certificate (Hak Milik) in the name of the PT PMA.

Real Estate Property Prices in Uluwatu

Property prices in Uluwatu vary depending on location, type, and amenities. Generally, you can find a range of properties to suit different budgets, starting from as low as $150,000 for smaller leasehold villas or apartments and going up to several million dollars for luxury cliff-front properties.

How to Buy Property in Uluwatu?

The property buying process in Uluwatu follows these general steps:

  1. Define Your Goals: Determine your investment goals and budget.
  2. Find a Property: Research and shortlist properties that align with your objectives.
  3. Due Diligence: Conduct a thorough due diligence to verify property details, legal status, and ownership rights.
  4. Legal Assistance: Engage a reputable lawyer or notary to assist with the transaction and legal aspects.
  5. Negotiate and Agree: Negotiate the purchase price and terms with the seller and sign a purchase agreement.
  6. Financial Arrangements: Ensure you have the required funds or financing in place.
  7. Property Transfer: Complete the property transaction, pay taxes, and obtain the property certificate.
  8. Ownership Transfer: If using a PT PMA, ensure that the property is registered under the company’s name.

List of Property Listings in Uluwatu

Here is a list of property listings in Uluwatu to get you started on your property investment journey:

One-Bedroom Villa in a Villa Complex on Balangan Beach with Ocean View

Highly Anticipated Development Project by a Leading Property Management Company in Bali with Over 14 Years of Experience

Unique Combination of Benefits:

  • Leasehold for 80 years or Freehold
  • Ocean view
  • 400 meters to the beach or a 5-minute walk
  • Managed by an experienced team utilizing advanced property management technologies.
  • Construction warranty: 20 years for structural elements and 1 year for non-structural elements.
  • Land status – “tourist zone,” approved for short-term rentals and fully owned by the company.
  • Investors are legally guaranteed an 80-year leasehold or full ownership rights.
  • Competitive lease term ensures high liquidity for resale and minimizes the impact of lease duration on property value for long-term investments.

Complex Services:

  • Gym
  • 24/7 security
  • Gated community
  • 24/7 maintenance

Additional Amenities in Units:

  • Equipped kitchen
  • Sauna
  • Relaxation area with jacuzzi
  • Usable rooftop
  • BBQ area
  • Private pool
  • Workspace

One-Bedroom Villa:

  • Total area: 95 sq.m.
  • Plot area: 63 sq.m.

First Floor:

  • Living room: 34 sq.m.
  • Terrace: 20 sq.m.
  • Bathroom: 2.5 sq.m.
  • Pool: 3.6m x 2m

Second Floor:

  • Bedroom: 14 sq.m.
  • Bathroom: 4.3 sq.m.
  • Balcony: 10 sq.m.
  • Balcony: 6.3 sq.m.

Price from $195,000 (leasehold) / from $205,000 (freehold)

Included in the Price:

  • Fully equipped with appliances, furniture, and guest amenities “turnkey”

Price from $195,000

ROI from rental: 14%

From $2,300 monthly income

Investment return in up to 7 years

Completion: Q3 2025

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Beautiful land for Sale Leasehold in Peaceful area of Nunggalan Beach – Uluwatu

This exceptional 11 are plot of land is located in  Nunggalan beach – Uluwatu. The hidden

beach of Uluwatu it is near by Nyang-Nyang beach even still part of it. 

Within only 3 minutes walking distance to the beach. 

Offers an ultimate opportunity to build your dream luxury villa and for investment purposes, it’s also perfect to build a villa complex and other commercial business. 

The view from the land from the second floor is absolutely stunning and faces the infinite ocean and nature. This land offers a serene atmosphere with scenic views of the white sand beach, turquoise water, stunning sunset, green cliff behind the beach. This beach is still quite and clean which is perfect for private relaxation place. 

There is construction around it of villas already so a good area for investment. 

Details:

• Land size possible 11, 8 are (top section) and 3 are

• Pink zone 

• It’s a good commercial location, corner plot with good access, electric and water near location, good road in and out

• ⁠price at 17 mill/are/year 

• ⁠leasehold 24 years + extension

There is possibility to extend the lease for 5 or 10 or 15 yrs which can be direct with the  landlord

Get in touch with us today for more details and to arrange a private inspection.

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Off-Plan 1 and 2 Bedroom Villa Only 50m to Nyang Nyang Cliff

Located just 50 meters from the awe-inspiring Nyang Nyang cliffs, a place where endless stretches of pristine white sand beach meets a captivating jungle cliff, this villa complex offers a slice of paradise that doubles as an exceptional investment opportunity. With a blend of luxury and the wonders of nature, this property will be delivered with the highest craftsmanship quality by an experienced developer.

This villa complex of 14 units consists of 1 bedroom suites with one story, and 1 and 2 bedroom villas with two stories where residents can enjoy full sunset view from their balcony. 

Each unit is thoughtfully designed and surrounded by lush greeneries, featuring a sizable swimming pool, semi-floating pool deck, a bright and spacious living and dining area, functional kitchen and its island, bedrooms with ensuite bath, built-in closet, and office space. All units will come fully furnished and equipped with everything needed, both for a long term or short term stay. 

With a pre-sale price, this property is a very attractive investment opportunity with a 25 years leasehold, especially for an entry level investor.

  • 1 Bedroom Suite 63 sqm of living space ~ USD 165,000
  • 1 Bedroom Villa 97 sqm of living space~ USD 185,000
  • 2 Bedroom Villa 120 sqm of living space~ USD 220,000

Construction is underway in full swing and will be delivered by April 2025. Contact us now to seize the opportunity.

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Luxury 3-Bedroom Villa in Pecatu, Uluwatu

Nestled in the heart of Uluwatu, just a short 6-minute drive from Padang Padang Beach, 11 minutes to Exclusive Beach Club Savaya, 9 minutes to Uluwatu temple, easy access to the finest restaurants, gyms, and spas.

Residential and quiet area, only one minute away from any of the closest restaurants. Close to the main road with direct access easily approachable either by car or motorbike.

This is an excellent opportunity to buy a 3-bedroom villa on 167,5 sqm land plot with a 152,5 sqm two-story building. Featuring 3-spacious bedrooms, each with its own private bathroom and closet, an open-concept kitchen, a first-floor bathroom, and a lush garden with a sparkling pool, The villa is designed to elevate your living experience. Additional amenities include ample storage space, covered parking for up to four motorbikes or one car and pavestoned access road of 3 meters wide.

The villa is expected to be completed in 10 months after the purchasing date.

This property offered leasehold for 24 years at price USD 285.000 (approx. IDR 4.500.000.000).

If you’d like more information or want to see the location, reach out to us today and embark on an adventure of luxurious living!

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Luxury One Bedroom Apartment in Bingin Uluwatu

This modern apartment is nestled in Labuansait, Uluwatu Bali. Located 8-min to Bingin Beach. This residence offers a seamless blend of indoor and outdoor living on 45 square meters interior construction with a 9 square meters exterior construction. 

Indoor area with enclosed living room, dinning room, fully equipped kitchen, 1 spacious bedrooms with en-suites bath-room, complete with a vanity and desk for added convenience. Outside, indulge in ultimate relaxation with a captivating pool, spa area, spacious garden, and parking area. 

This luxury 1 bedroom apartment also presents a unique investment opportunity, allowing you to own a piece of paradise while benefiting from the growing demand for practical and  luxury vacation rentals in Bali. 

The apartment is expected to be completed in May 2025. This property offered leasehold for 25 years and possible to extend, with price USD 139.000 (approx. IDR 2.175.000.000) 

If you’d like more information or want to see the location, reach out to us today.

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In conclusion, Uluwatu offers an enticing opportunity for property investment, thanks to its natural beauty, surf culture, tourism growth, and welcoming community. By understanding the regulations and following the proper procedures, you can secure your own piece of paradise in this remarkable Balinese destination.

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