Boutique Cliff-Side Residences, 5 minutes from Melasti Beach — South Bali's Bukit Peninsula
Melasti, Uluwatu · 1 Bed · 1 Bath
- New this week
The key facts
Who owns whatLeasehold · 79 yrs left
Leasehold (Hak Sewa). You rent the property from the owner for a fixed number of years, agreed with a notary. Foreigners can hold a leasehold directly. When the lease ends, the property goes back to the owner unless you extend. An extension is only a right if it's written in the contract (with its price or how the price is set); it's never automatic. Check the years left and that clause. The value usually drops as the years run down.
This is general information, not legal advice. Check the title and the contract with an independent notary (PPAT) before paying anything.
Lease2026 → 2105
If you rent it out long-termEstimate
From 42 live 1-bed yearly leases in Uluwatu (Rent Index, September 2026). Costs assumed: 1 month empty a year, 15% management, 10% tax on rental income, 5% upkeep, and the price spread over the years left. Not a promise of income. Change the numbers.
Can you rent it out?
Ask what the zone allows before counting on rental income. Holiday rental needs its own business licence, which this listing doesn't mention. What the licence is.
What it costs to buyEstimate
There's no transfer tax (BPHTB) on a lease: a lease is taxed as rent.
Questions to ask before you buy
- Can I see the land certificate (SHM, HGB or the lease deed)? Is it in the seller's name?
- How many years are left, is the lease registered with a notary, and is an extension written in the contract? At what price?
- Are the land and building taxes (PBB) paid? Any debts, disputes or family claims on the land?
- Who pays the notary fees and the transfer taxes?
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 1
- Bathrooms
- 1
- Pool
- Private pool
- Furnished
- Fully furnished
About this villa
Introducing a new boutique residential concept on the Bukit Peninsula — a limited collection of just 27 cliff-top homes inspired by the essence of a small luxury hotel. This development fills a rare market gap: upscale serviced residences that combine private ownership, hotel-style amenities, professional management, and strong rental income potential in one of South Bali’s most desirable coastal areas. Located on the elevated cliffs of Bukit, just a five-minute walk from Melasti Beach, the project offers a refined lifestyle and investment opportunity with little direct competition. It is designed for buyers seeking more than a standard apartment or villa — a high-end, hospitality-centered property with boutique appeal, strong guest attraction, and anticipated rental returns of 10–14% annually.
The complex blends Balinese architectural elements, natural tropical materials, and lush landscaping to create a secluded, resort-like atmosphere. Facilities include multi-level sculptural pools, a 25-metre lap pool, inner tropical gardens, open lounge terraces, and a carefully curated ambiance that is intimate, exclusive, and spacious. Residents and guests also have access to Karma Beach and Klive Beach Club, with Nusa Dua only 20 minutes away. Each residence is designed to maximize natural light, airflow, and views, featuring windows on two or three sides for cross-ventilation. The elevated cliff location provides ocean and jungle views without flood risk. Interiors use natural, eco-friendly materials such as stone, wood, and woven textures, offering a warm, elegant, and modern interpretation of island living. Selected units include large private terraces and plunge pools, enabling a seamless indoor-outdoor flow.
The development provides a full range of upscale shared amenities, including a tropical restaurant with a green terrace, panoramic sauna, hot and cold plunge pools, a modern gym, rooftop yoga studio with ocean views, coworking space, concierge services, and covered parking. Completion is expected in Q4 2028 with an 80-year HGB land title. With its boutique scale, premium positioning, hotel-style concept, and professional management, this project presents a distinctive blend of lifestyle advantages and investment potential — a rare offering catering to an underserved high-end rental market on the Bukit Peninsula.
**Studio** Starting at $88,850 From 21.9 m² plus terrace option Garden views · One- or two-sided aspect Floors 1–3
**One-bedroom** Starting at $143,150 From 40.9 m² plus terrace option Sea, garden & courtyard views Private pool available in select units
**Two-bedroom** Starting at $297,108 From 69.7 m² plus terrace up to 18.1 m² Frontal sea views · Panoramic terrace Three-sided aspect available
Where it is
In Melasti, Uluwatu.
Agency listing · first seen 6 days ago
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