Buying Real Estate in Ungasan, Bali: A Complete Investor's Guide in 2026
Ungasan today is a "safe haven" for large capital, where premium comfort meets the wild nature of the Bukit Peninsula. Why do experienced investors increasingly prefer this area over crowded Canggu or noisy Seminyak? In this article, we will analyze how to profitably buy real estate in Ungasan, what ROI to expect, and how to evaluate a location using modern technologies.
Why Has Ungasan Become a Magnet for Investment?
The Ungasan district occupies a strategic position in southern Bali. This is the place where the world's best beach clubs (such as Savaya) and the island's cleanest beaches β Melasti and Pandawa β are concentrated.
Unlike flat areas, the terrain of Ungasan is a limestone plateau. What does this offer the buyer? First and foremost, a guaranteed Ocean View. Even if your villa is on the second or third line, you will enjoy a panorama of the Indian Ocean due to the elevation changes.
What does it look like in reality?
Specifically for this article, we have integrated a module of 3D panoramas captured by drone. You can study the entire Ungasan coastline in detail, evaluate the proximity of objects to the cliff, and see the real building density from a bird's-eye view.
Economics and Figures: How Much Does It Cost to Buy a Villa in Bali?
The Ungasan real estate market in 2026 shows steady growth. There are fewer and fewer vacant plots in the "pink zone" (permitted for tourism), which is driving up prices.
Average market indicators:
- Land: from $35,000 to $150,000 per are (100 mΒ²) depending on proximity to the ocean.
- Villas (Off-plan): a project at the excavation stage can be purchased for $180,000 β $250,000.
- Ready-made luxury: properties with 3β4 bedrooms and a sunset view start from $500,000.
What is the real return on investment (ROI)?
With competent management and high construction quality, the net profit from rentals is 10β15% per annum. Property capitalization (increase in the price of the real estate itself) adds another 15β20% per year during the construction stage.
Ownership Forms: Leasehold or Hak Pakai?
Foreign buyers often wonder: how to legally register real estate in Bali? In 2026, the main instruments remain:
- Leasehold (Hak Sewa): Long-term lease for 25β35 years with a priority right of extension. Optimal for investment villas.
- Hak Pakai (Right to Use): Suitable for those planning to live on the island under a Golden Visa or KITAS.
- HGB via PT PMA: Registration of real estate under a legal entity with foreign capital. This is the most transparent way to conduct a rental business.
Is a zoning check necessary before a deal? Absolutely. Buying land in a "Green Zone" excludes the possibility of legal construction, so verifying certificates through a notary (PPAT) is a mandatory step.
A View from Above Ungasan: Interactive Inspection of the Coastline and Building Density
When choosing a property, it is critically important to understand its real distance to the ocean. Specifically for this article, we have prepared an interactive 3D panorama module.
- Instructions: Use the module below to view drone footage of the entire Ungasan coastline. You can zoom in on each plot, evaluate the building density, and see how close your chosen project is to the beach or noisy clubs.
Source: Exclusive 3D filming of the Ungasan coastline by Tinora, 2026. All rights reserved. Copying is prohibited. Tinora
Legal Purity and Zoning
Want to avoid legal and tax problems? The main rule for buying real estate in Bali is checking the Zoning.
- Pink Zone (Tourist): commercial real estate construction and short-term rentals are permitted here. Only in this zone will an investment work at 100%.
- Yellow Zone (Residential): suitable for personal living or long-term rentals.
- Green Zone: construction is prohibited. Be careful: if the land price is suspiciously low, it is most likely a "green zone."
What documents should you request from the developer?
- PBG (Persetujuan Bangunan Gedung): building permit.
- Leasehold Agreement: a long-term lease agreement (usually for 25β30 years with the right of renewal).
- SLF: certificate of occupancy (building eligibility certificate).
What to look for when choosing a developer?
How to minimize risks when buying off-plan (at the excavation stage)? In the context of the construction boom in Bali, it is important to evaluate not only the renders but also the real background of the developer.
- Material quality: Ensure the developer uses moisture-resistant materials, considering the proximity to the ocean and high humidity.
- Possession of PBG (building permit): Without this document, the building is considered illegal and may be demolished.
- Property management: Who will handle the marketing and maintenance of the villa after completion? Having its own management company is a big plus for ROI.
Infrastructure and Quality of Life
Ungasan has ceased to be the "wild south." Today, it has everything for a comfortable relocation and vacation:
- Beach Clubs: Relaxing at Palmilla or Tropical Temptation on Melasti Beach.
- Gastronomy: Restaurants of the caliber of Mason and Woods ensure a steady flow of affluent tourists.
- Logistics: New interchanges allow reaching Ngurah Rai Airport in 35β40 minutes.
Below are current residential complexes in Pererenan available for purchase in 2026. We have selected properties that not only match the "new Bali" aesthetic but also demonstrate real yield figures based on last quarter's data.
Useful Tips for Buyers
- Consider the aggressive environment: Proximity to the ocean is beautiful, but salty air quickly destroys metal. Choose villas where aluminum, natural stone, and special wood treatments are used in the finishing.
- Check the water: On the Bukit, this is a scarce resource. Ensure the complex has its own deep well or a connection to the city's PDAM system.
- Work with management companies: Independent renting via Airbnb from another country is a risk. Professional management will ensure an occupancy rate of 75%+ and the safety of your property.
Is it worth investing in Ungasan right now? Yes, as the area is in a phase of active "maturation." Prices here are still lower than in elite Nusa Dua, but the infrastructure has already caught up with the island's top locations.
Explore popular Bali districts: where else is it profitable to buy housing?
Premium Demand and Maximum Traffic (Canggu District)
Highest liquidity and a stable flow of tenants.
- Berawa: The Island's 'Golden Mile'.
Maximum concentration of elite beach clubs (Atlas, Finns) and top-tier infrastructure. The most expensive entry ticket, but also the highest rental cost. The market is practically formed.
- Pererenan: The Main Successor to Berawa.
More modern street planning and fresh development. The district is chosen by those seeking the Canggu aesthetic but with less chaos. High potential for land price growth, as the district is still being actively developed.
Explosive Growth and Capitalization (Bukit Peninsula)
The best choice for speculative investment and premium holidays on the cliffs.
- Uluwatu: The Main Trend of 2026.
'Instagrammable' Bali with the best ocean views. Global hotel brands and luxury developers are entering this area. Ideal for property resale (Capital Gain) and short-term rentals to tourists.
- Ungasan: The Hidden Gem of Bukit.
The southern part of the peninsula with more affordable land than in Uluwatu. An entry point for those wanting to profit from infrastructure development. Price growth here is the fastest due to the 'low base' effect.
Stability and Family Comfort (Umalas)
A conservative choice for a long-term strategy.
- Umalas: A Quiet Center Between Seminyak and Canggu.
A district for 'insiders'. Expats live here, and it's home to the best international schools and French bakeries. The lowest risk of vacancies. Oriented towards long-term rentals (6 months or more) with a steady income.
Niche and Specialized Markets
Districts with a unique target audience.
- Ubud: The Cultural and Spiritual Heart of the Island.
The market for yoga retreats, IT hubs, and jungle lovers. Does not depend on ocean proximity. Stable niche profitability. Year-round demand without sharp seasonal drops.
- Nusa Dua: Corporate and Hotel Sector.
A zone of gated five-star resorts with perfect lawns. Limited to apartments within large complexes or large-scale projects. A less flexible market for a private investor with a single villa.
About the preparation of this material
This analytical review was developed by the Tinora team, a leader in digital real estate auditing in Bali. We believe that in 2026, an investor should make decisions based on transparent data, not on the promises of brokers.
Why we are trusted:
- Proprietary analytics: We do not rewrite old articles; instead, we use up-to-date data from the Badungkab and Bali Tourism Board government portals.
- Technological Superiority: The interactive 3D panoramas of the Ungasan coastline presented in this article are the intellectual property of Tinora and were filmed by our specialists in January-February 2026.
- Legal purity: Every financial model mentioned in the text is checked for compliance with current tax rates and Indonesian laws on foreign land ownership (HGB/Leasehold).
Important: We constantly update data on zoning and infrastructure plans (including the Bali Metro project) so that you can see the real market picture before making a deal.
Author: Valentina Orlova
Complexes in the Ungasan Area
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