For rental income
Compact lofts earn less per night than cliff villas but pay back sooner, because the entry price is so much lower.
Balangan · Growth ring
Balangan property for sale: loft villas on the plateau above the beach
Our catalog lists 11 properties in Balangan, all of them villas, priced from Rp 1.00 bn to Rp 7.91 bn. Of these, 1 is a completed home, ready to move in. Balangan pairs a learner-friendly surf beach with a quiet plateau and no nightlife. Entry costs half what it does on the Bingin cliff, and one-bedroom loft villas with a shared pool make up most of the supply.
- Nightly rateRp 4.3 million
- Occupancy46%
- Market noteno separate AirROI sample; Uluwatu corridor figures
- Entry pricefrom Rp 1.00 bn for a villa
- Properties listed11
In short
Balangan is the cheapest way into the Uluwatu market: a one-bedroom loft villa starts around Rp 1.0 bn, the lowest entry on the peninsula. Lofts earn less per night than the corridor average, yet they net 7–9% a year in our model and pay back faster.
Is Balangan the right area for you?
Gusti Ayu will send villas and prices in Balangan for your budget on WhatsApp.
Who it suits
Who Balangan works for
To live in
A calm residential plateau without bars or clubs. Good for a couple or a remote worker, and the beach wave suits beginners.
For resale
Demand follows Bingin's, fifteen minutes away. Watch the plots next door: the plateau fills quickly, and a field view can close within a year.
Rental market
The rental market in Balangan
AirROI has no separate sample for Balangan. We borrow the Uluwatu corridor figures, 46% occupancy and roughly Rp 4.3 million per booked night, and price the lofts below them.
At a 70% base-case occupancy, compact lofts net 7–9% a year in our model. The percentage beats a big villa's. The cash that lands in your account is smaller.
Area guide
How we look at Balangan
Balangan Beach is a long strip of sand under a cliff, with a reef and a wave people learn on. Up top you'll find villas, lofts and a few small complexes sharing a pool.
Land costs less than in Bingin because there's almost no panoramic cliff here, just a flat plateau. A two-bedroom villa starts around Rp 3.45 bn.
Properties
11 properties in Balangan
Prices are developer list prices, and the developer pays our commission. Units with numbers show net income after the management company, taxes and vacant nights.
BALANGAN
Rp 1.00 bn/ 24 years
Balangan 3.0
Balangan · 1-bedroom loft villa
- 1 bedroom
- 32 m²
- leasehold 24
See details
BALANGAN
from Rp 5.16 bn/ 34 years
Dreamland Villas
Balangan · Villa complex
- 1–3 bedrooms
- 64–143 m²
- leasehold 34
See details
BALANGAN
Rp 5.10 bn/ 34 years
Dreamland Villas · 2BR villa
Balangan · 2-bedroom villa
- 2 bedrooms
- 137 m²
- leasehold 34
See details
BALANGAN
Rp 5.88 bn/ 34 years
Dreamland Villas · 3BR villa
Balangan · 3-bedroom villa
- 3 bedrooms
- 143 m²
- leasehold 34
See details
BALANGAN
Rp 5.16 bn/ 34 years
Dreamland Villas · 1BR villa
Balangan · 1-bedroom villa
- 1 bedroom
- 64 m²
- leasehold 34
See details
BALANGAN
from Rp 5.12 bn/ 20 years (to confirm)
White Sand Villas
Balangan · Villa complex
- 2 bedrooms
- 162 m²
- leasehold 20
See details
BALANGAN
Rp 5.12 bn/ 20 years (to confirm)
White Sand Villas · 2BR villa
Balangan · 2-bedroom villa
- 2 bedrooms
- 162 m²
- leasehold 20
See details
BALANGAN
Rp 7.91 bn
Three-bedroom ocean-view villa, Balangan
Balangan · 3-bedroom villa
- 3 bedrooms
- 140 m²
- freehold
See details
BALANGAN
Rp 5.10 bn/ 23 + 10 years
Three-bedroom villa with garden views, Balangan
Balangan · 3-bedroom villa
- 3 bedrooms
- 160 m²
- leasehold 23+10
See details
BALANGAN
Rp 4.33 bn/ 23 + 25 years
Three-bedroom villa with a pool courtyard, Balangan
Balangan · 3-bedroom villa
- 3 bedrooms
- 156 m²
- leasehold 23+25
See details
BALANGAN
Rp 3.88 bn/ 31 years
Two-bedroom villa in a residential lane, Balangan
Balangan · 2-bedroom villa
- 2 bedrooms
- 160 m²
- leasehold 31
See details
The numbers
What you net in Balangan
The base case assumes 70% occupancy. The nightly rate is our estimate for the area and property type, not a developer promise.
| Property | Price | Nightly rate | Net per year | % of price | Payback period |
|---|---|---|---|---|---|
| Balangan 3.01 bedroom · 32 m² | Rp 1.00 bn | Rp 1.2 million | Rp 176 million | 17.6% | 5.7 years |
| Dreamland Villas · 2BR villa2 bedrooms · 137 m² | Rp 5.10 bn | Rp 3.2 million | Rp 488 million | 9.6% | 10.4 years |
| Dreamland Villas · 3BR villa3 bedrooms · 143 m² | Rp 5.88 bn | Rp 3.5 million | Rp 543 million | 9.2% | 10.8 years |
| Dreamland Villas · 1BR villa1 bedroom · 64 m² | Rp 5.16 bn | Rp 2.5 million | Rp 380 million | 7.4% | 13.6 years |
| White Sand Villas · 2BR villa2 bedrooms · 162 m² | Rp 5.12 bn | Rp 3.1 million | Rp 475 million | 9.3% | 10.8 years |
These numbers are a Rise Real Bali estimate based on AirROI benchmarks (trailing 12 months) and developer data. They are not an income guarantee. Each unit page has the full model with three scenarios. Our method and what we don't guarantee are explained under legal information.
Guides
Worth reading before you buy in Balangan
Law, yields and the local market: the material our own numbers rely on.
September 25, 2026·PDF
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September 25, 2026·PDF
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September 25, 2026·PDF
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Straight answers
Questions about Balangan
Don't see your answer here? Ask us on WhatsApp. We reply in writing, no sales calls.
How is Balangan different from Bingin?
Bingin is the cliff: panorama, higher rates. Balangan is a flat plateau with quieter building and half the entry price. The two beaches are fifteen minutes apart.
What does Rp 1 bn buy in Balangan?
A one-bedroom loft villa with a shared pool. It's a compact format for nightly rentals, not a family home.
What yield can I expect in Balangan?
Run on Uluwatu corridor numbers at 70% occupancy, a Balangan property nets 7–9% a year after management, taxes and empty nights. Lofts show a higher percentage and a smaller amount in the bank.