For rental income
Occupancy here depends on the management company more than in finished areas, because guests come for silence and the photo rather than for services.
Nunggalan · Frontier
Nunggalan villas for sale: two- and three-bedroom homes above an empty beach
Our catalog lists 4 properties in Nunggalan, all of them villas, priced from Rp 2.46 bn to Rp 17.32 bn. In Nunggalan, buyers pick a two- or three-bedroom villa above a beach that sees a dozen people on a weekday. We model it on the Uluwatu corridor but set the numbers below average.
- Nightly rateRp 4.3 million
- Occupancy46%
- Market noteno separate sample; modeled inside the Uluwatu corridor
- Entry pricefrom Rp 2.46 bn for a villa
- Properties listed4
In short
Nunggalan suits buyers who want a near-empty beach and accept a frontier area's slower ramp-up. Entry starts around Rp 2.46 bn, roughly a third below Uluwatu's cliff. We model below the corridor's Rp 4.3 million a night and cap the base case at 70% occupancy, which gives a net 6–8% a year.
Is Nunggalan the right area for you?
Gusti Ayu will send villas and prices in Nunggalan for your budget on WhatsApp.
Who it suits
Who Nunggalan works for
To live in
Hardly any cafés, shops or street lights on the plateau yet. Good for someone who wants privacy and doesn't mind a ten-minute drive to Uluwatu.
For resale
Most supply hands over in 2026–2027, so resale is a later story. The prime view plots already have owners.
Rental market
The rental market in Nunggalan
Nothing in AirROI covers Nunggalan directly. We take the Uluwatu corridor as the starting point and set our nightly rate under its average.
The base case caps occupancy at 60–70% and nets 6–8% a year. There's no service nearby yet, and the model reflects that.
Area guide
How we look at Nunggalan
People know Nunggalan for the trail to an old plane wreck and a beach that stays close to empty midweek.
Villas stand on the plateau above the cliff. Most of what's for sale is two- and three-bedroom houses due for handover in 2026–2027, from around Rp 2.46 bn.
Properties
4 properties in Nunggalan
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.
NUNGGALAN
from Rp 2.46 bn/ 24 years
Nunggalan Beach Villas
Nunggalan · Villa complex
- 1 bedroom
- 60 m²
- leasehold 24
See details
NUNGGALAN
Rp 2.46 bn/ 24 years
Nunggalan Beach Villas · 1BR villa
Nunggalan · 1-bedroom villa
- 1 bedroom
- 60 m²
- leasehold 24
See details
NUNGGALAN
Rp 17.32 bn
Five-bedroom ocean-view villa in Nunggalan
Nunggalan · 5-bedroom villa
- 5 bedrooms
- 407 m²
- freehold
See details
NUNGGALAN
Rp 2.76 bn/ 29 + 10 years
One-bedroom pool villa near Nunggalan Beach
Nunggalan · 1-bedroom villa
- 1 bedroom
- 53 m²
- leasehold 29+10
See details
Guides
Worth reading before you buy in Nunggalan
Law, yields and the local market: the material our own numbers rely on.
September 25, 2026·PDF
Read →
September 25, 2026·PDF
Read →
September 25, 2026·PDF
Read →
Straight answers
Questions about Nunggalan
Don't see your answer here? Ask us on WhatsApp. We reply in writing, no sales calls.
Where is Nunggalan?
Ten minutes south of Uluwatu, just past Nyang Nyang. Same peninsula and same guests, but the area is still building out.
Does buying on the frontier make sense?
It does if you model income on a cautious scenario and can wait three to five years for services to arrive. Entry runs about a third below cliffside Uluwatu.
What yield can a Nunggalan villa earn?
On Uluwatu corridor numbers, 6–8% net at 60–70% occupancy. We set the rate below the corridor average because there are no services nearby yet.