Uluwatu Cliff connects qualified buyers with verified freehold and leasehold villa listings on Bali’s South Bukit Peninsula — ocean-view land parcels, turn-key villas, and development opportunities curated by our editorial team.
- Leasehold (Hak Sewa) and Hak Pakai options for foreign buyers — full legal guidance provided
- Price range: USD 350,000–USD 5,000,000+ depending on land size, location, and improvements
- Site visits, due diligence coordination, and notary referral arranged through our local network
Buying Property in Uluwatu: What You Need to Know
Foreign nationals cannot hold Hak Milik (freehold title) in Indonesia directly. The two most common structures for international buyers are Hak Pakai (Right to Use, up to 30+20+30 years renewable under PP 18/2021 and PP 28/2025, requires KITAS/KITAP/Golden Visa) and long-term Hak Sewa lease agreements (typically 25–30 years with renewal options). Our concierge team introduces you to established Bali property lawyers and licensed PPAT notaries who advise on the correct structure for your situation; we do not provide legal advice directly.
Current Listing Categories
Land parcels: ocean-view are plots on the South Bukit cliffs from USD 120,000 per are (100 sqm) depending on road access, view angle, and existing permits. Prices are quoted on request and verified against current market activity at time of enquiry. Turn-key villas: completed one- to four-bedroom properties with established rental income histories, priced from USD 500,000. Development sites: larger parcels with existing IMB (building permits) or PBG permits, suited for boutique resort development — price and availability on request.
Due Diligence Checklist We Support
Certificate verification (SHM, SHGB, Sertifikat Hak Sewa) through BPN (National Land Agency). Zoning status check — South Bukit is partly designated Kawasan Hijau (green zone); permitted uses vary by parcel. Infrastructure confirmation: access road, water (PDAM or deep-well), electricity (PLN). BPHTB (land acquisition tax, 5% of transaction value above the NJOPTKP threshold) and PPh (income tax on seller, typically 2.5%) disclosure. Environmental and community consultation where applicable.
How to Enquire About a Listing
Contact us with your target location on the peninsula (Uluwatu village, Bingin, Padang Padang, Pecatu, Balangan), preferred structure (leasehold/Hak Pakai), budget range, and intended use (private residence, rental business, or development). Our team provides a curated shortlist of verified listings within five business days. Site visits are arranged with 48 hours notice for confirmed qualified buyers.