How much does a villa on the Bukit cost?
The sample median is Rp 5.13 bn, and the middle half runs from Rp 3.87–6.06 bn. The full range is Rp 1.01–8.48 bn.
A compact 32 m² unit at the start of sales sets the lower bound. A typical villa here has 92 m² of living space.
The sample covers listings with a plain Bukit address. Uluwatu, Ungasan, and Pandawa villas are covered in separate guides.
| Metric | Value | Base |
|---|---|---|
| Median price | Rp 5.13 bn | 18 villas |
| Middle half of prices | Rp 3.87–6.06 bn | first to third quartile |
| Full range | Rp 1.01–8.48 bn | 18 villas |
| Median house size | 92 m² | 17 villas with data |
| Median plot | 114 m² | 8 villas with data |
Source: Rise Real Bali, Airtable Units, snapshot 24 October 2026; district = Bukit, type = Villa, sold units excluded
Can you buy a completed villa on the Bukit?
Yes, 6 of the 18 villas are completed, priced at Rp 5.13–6.73 bn. Two more are at the finishing stage.
The other 10 villas are sold at the start of construction, priced at Rp 1.01–6.73 bn.
A completed villa can be rented out at once. An early-stage villa costs less, but income starts only after handover.
| Stage | Villas | Prices |
|---|---|---|
| Completed | 6 | Rp 5.13–6.73 bn |
| Finishing | 2 | Rp 7.08–8.48 bn |
| Early construction | 10 | median Rp 3.94 bn |
Source: Rise Real Bali, Airtable Units, snapshot 24 October 2026; stage field; medians only where n ≥ 10
Want the numbers for your budget?
Gusti Ayu will send the net yield math for your budget on WhatsApp.
How does the Bukit compare with Uluwatu and Ungasan?
The medians of the four southern markets differ by less than 6%. Uluwatu offers the widest choice.
See our Uluwatu villas guide and Ungasan villas guide for details.
| Area | Villas | Median |
|---|---|---|
| Bukit, no village | 18 | Rp 5.13 bn |
| Uluwatu | 75 | Rp 5.12 bn |
| Ungasan | 38 | Rp 5.18 bn |
| Pandawa | 14 | Rp 4.87 bn |
Source: Rise Real Bali, Airtable Units, snapshot 24 October 2026; type = Villa
Which land lease terms are common on the Bukit?
The most common term is 25 years, for seven villas. Five more come with 30 years, and two each with 27 and 31 years.
No villa lists freehold. The lease term directly affects payback, so compare it together with the price. Land prices are in our Bukit land prices guide.
Source: Rise Real Bali, Airtable Units, snapshot 24 October 2026; lease_years and freehold fields
Which bedroom counts are on offer?
There are nine two-bedroom villas, seven with one bedroom, and two with three bedrooms.
We do not calculate medians by bedroom count because each group has fewer than ten villas.
We use only the site's yield canon. The base case is 10–12% a year before costs. After management and upkeep, which take 16–20% of revenue, about 10% remains, and about 8% for some properties.
| Bedrooms | Villas | Price range |
|---|---|---|
| 1 | 7 | Rp 1.01–4.07 bn |
| 2 | 9 | Rp 4.78–7.08 bn |
| 3 | 2 | Rp 6.20–8.48 bn |
Source: Rise Real Bali, Airtable Units, snapshot 24 October 2026; medians only where n ≥ 10; Rise Real Bali yield methodology
How can a foreigner buy a villa on the Bukit?
You can buy leasehold directly or hold freehold through your own PT PMA company (HGB title, 30+20+30 years). Hak Milik remains limited to Indonesian citizens.
Before paying a deposit, check the RDTR zoning, certificate, legal access, and water supply. With a new build, also review the PBG permit and the payment schedule in the contract.
Have an independent PPAT notary and lawyer review the deal before you sign. Current options are in the villa catalog.
Source: Rise Real Bali purchase methodology; independent specialists should review the legal structure
What this means for buyers
- The Bukit villa median outside Uluwatu is Rp 5.13 bn.
- 6 of 18 villas are completed and can be rented out at once.
- Almost every villa lists a private pool.
- A 25-year land lease is most common, so weigh the term together with the price.
FAQ
How much does a completed villa on the Bukit cost?
Completed villas in the catalog cost Rp 5.13–6.73 bn.
Do villas have private pools?
Yes, 17 of the 18 villas list a private pool.
Which land lease term is most common?
Twenty-five years, for seven of the 18 villas.
How is the Bukit different from Uluwatu?
The market is smaller, 18 villas against 75 in Uluwatu, with similar medians.
Can you buy a Bukit villa freehold?
No villa in the sample lists freehold; a foreigner can hold it only through a PT PMA.
Which bedroom count is most common?
Two bedrooms, for nine villas.
How we know this
Source: Rise Real Bali, Airtable Units, snapshot 24 October 2026. Main sample: district = Bukit (no village named) and type = Villa; comparison covers Uluwatu, Ungasan, and Pandawa villas; sold units and Lombok, Sumba, and Sumbawa are excluded. These are asking prices, not completed sales. Source prices are converted at the fixed site conversion rate of Rp 17,700 and rounded to Rp 0.01 bn. The middle half runs from the first to third quartile using the inclusive method. Medians require n ≥ 10; smaller groups show ranges. House size is listed for 17 villas and plot size for 8. Names of the 10 projects are replaced with P001 and subsequent codes. Prices are indicative, not an offer. Data in one table: /assets/reports/villy-na-bukite.csv
- Rise Real Bali, Airtable Units, snapshot 24 October 2026
- Fixed site conversion rate: Rp 17,700
By Dmitrii Rogov, Rise Real Bali.
Rise Real Bali is a real estate agency in Bali. We write from the deals we handle and from public data, and we name our sources.
This report is published under the CC BY 4.0 license. You may quote, republish and use the figures and text commercially if you credit "Rise Real Bali", name the license and link to this page. Photos and renderings are not covered by the license: their rights belong to the developers and other rights holders.
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