Ungasan · Growth ring

Ungasan property for sale: family villas and large communities above Melasti

Our catalog lists 46 properties in Ungasan, 38 villas and 8 apartment listings, priced from Rp 1.42 bn to Rp 43.69 bn. Of these, 14 are completed homes, ready to move in. Ungasan is the plateau above Melasti and Karma beaches. It's the cheaper way into the southern peninsula, and the guests are mostly families on longer stays. Communities of 200-plus units go up here.

  • Nightly rateRp 2.6 million
  • Occupancy38.8%
  • Market notesample for the whole South Kuta district
  • Entry pricefrom Rp 1.42 bn
  • Properties listed46
See properties in Ungasan
Ungasan, Bali
Ungasan · Bali

In short

Ungasan is the lower-cost way into the southern peninsula, with families as the main guests. Across the whole South Kuta district, AirROI puts the rate at Rp 2.6 million a night and occupancy at 38.8% (12 months to July 2026). Ungasan earns less than Uluwatu and more than Nusa Dua.

Gusti Ayu

Is Ungasan the right area for you?

Gusti Ayu will send villas and prices in Ungasan for your budget on WhatsApp.

Who it suits

Who Ungasan works for

For rental income

Families and longer stays. For surfers, Uluwatu works better; Ungasan wins on entry price.

To live in

Wind, cliffs and views, with an international school eight minutes away and the Garuda Wisnu Kencana park next door. Large communities keep services inside the gates.

For resale

Big projects add supply fast, so we model occupancy cautiously and check which phase you're buying into.

Rental market

The rental market in Ungasan

AirROI's sample for all of South Kuta shows Rp 2.6 million a night at 38.8% occupancy. Ungasan earns below Uluwatu and above Nusa Dua.

Zoning comes next. Some plots carry residential (R4) zoning rather than tourism, and nightly rentals there need a separate license.

Area guide

How we look at Ungasan

Ungasan sits at the top of the peninsula between Uluwatu and Nusa Dua: Melasti and Karma beaches below, cliffs, wind and views above.

Land costs less than in Pecatu, which is why the largest projects, communities of hundreds of units, come here.

Properties

46 properties in Ungasan

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.

All Ungasan listings in the catalog →

The numbers

What you net in Ungasan

The base case assumes 70% occupancy. The nightly rate is our estimate for the area and property type, not a developer promise.

PropertyPriceNightly rateNet per year% of pricePayback period
EVERY Bali · Villa L 3BR3 bedrooms · 169.6 m² · plot 243.6 m²Rp 11.71 bnRp 4.4 millionRp 630 million5.4%18.6 years
EVERY Bali · Villa S 2BR2 bedrooms · 90.25 m² · plot 149.9 m²Rp 6.03 bnRp 2.8 millionRp 403 million6.7%15.0 years
EVERY Bali · 2BR apartment2 bedrooms · 102.66 m²Rp 5.29 bnRp 2.3 millionRp 328 million6.2%16.2 years
EVERY Bali · 1BR villa1 bedroom · 187.1 m² · plot 139.7 m²Rp 5.65 bnRp 3.4 millionRp 479 million8.5%11.8 years
EVERY Bali · Apartment S 1BR1 bedroom · 47 m²Rp 2.42 bnRp 1.3 millionRp 189 million7.8%12.8 years
Solvyn City · 1BR apartment, 40 m²1 bedroom · 40 m²Rp 2.12 bnRp 1.3 millionRp 189 million8.9%11.2 years
Solvyn City · 1BR apartment, 50 m²1 bedroom · 50 m²Rp 3.19 bnRp 1.6 millionRp 227 million7.1%14.0 years
Solvyn City · 2BR villa, 101 m²2 bedrooms · 101 m²Rp 4.58 bnRp 2.8 millionRp 403 million8.8%11.4 years
Solvyn City · 3BR villa, 129 m²3 bedrooms · 129 m²Rp 5.98 bnRp 3.5 millionRp 504 million8.4%11.9 years
Solvyn City · 3BR villa with rooftop, 234 m²3 bedrooms · 234 m²Rp 8.41 bnRp 5.0 millionRp 705 million8.4%11.9 years
Bali Balance · Queen villa 3BR3 bedrooms · 165 m² · plot 160 m²Rp 6.73 bnRp 3.4 millionRp 479 million7.1%14.0 years
7STARS · 2BR villa, 145 m²2 bedrooms · 145 m² · plot 158 m²Rp 4.69 bnRp 2.8 millionRp 403 million8.6%11.6 years
7STARS · 2BR villa, 181 m²2 bedrooms · 181 m² · plot 158 m²Rp 5.66 bnRp 3.3 millionRp 466 million8.2%12.1 years
EcoWood · 1BR villa1 bedroom · 70 m²Rp 2.81 bnRp 2.3 millionRp 328 million11.6%8.6 years
EcoWood · 2BR villa2 bedrooms · 90 m²Rp 3.17 bnRp 2.8 millionRp 403 million12.7%7.9 years
Eternal Villas · 2BR villa, 141.7 m²2 bedrooms · 141.7 m² · plot 107.9 m²Rp 7.08 bnRp 3.1 millionRp 441 million6.2%16.1 years
Ahau Gardens · Villa 1, 201 m²2 bedrooms · 201 m² · plot 100.46 m²Rp 7.26 bnRp 3.4 millionRp 479 million6.6%15.2 years
Ahau Gardens · Villa 2, 142.67 m²2 bedrooms · 142.67 m² · plot 201.65 m²Rp 5.56 bnRp 2.9 millionRp 416 million7.5%13.4 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.

Developers

Developers building in Ungasan

Companies from our directory with projects in this area. We list what they build, not how we rate them.

All developers →

Guides

Worth reading before you buy in Ungasan

Law, yields and the local market: the material our own numbers rely on.

All guides →

Straight answers

Questions about Ungasan

Don't see your answer here? Ask us on WhatsApp. We reply in writing, no sales calls.

Ungasan or Uluwatu?

Uluwatu wins on rate and surf, Ungasan on entry price and families. For surf rentals we pick Uluwatu; for families and long stays, Ungasan.

What does R4 zoning mean in Ungasan?

Residential zoning. You can build, but nightly rentals need a license and must follow regency rules. We ask the developer for a plan to legalize rentals, not a promise.

Are there large projects in Ungasan?

Yes, communities of 200-plus units with services inside. That helps guests and concentrates supply, so we model occupancy cautiously.

Nearby

Neighboring areas

All areas →

Growth ring

Melasti

Rp 4.3 million a night · 46% occupancy

Area guide

Growth ring

Pandawa

Rp 4.3 million a night · 46% occupancy

Area guide

Core market

Uluwatu

Rp 4.3 million a night · 46% occupancy

Area guide

Gusti AyuBroker · Rise Real Bali
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