ULUWATU · ID RR-1462

Amali Luxury Residence: clifftop apartments and penthouses in Uluwatu

Amali is a clifftop apartment residence in Uluwatu, 120 meters from the shore, with handover planned for Q4 2026. One-bedroom apartments run 77–96 m² (≈ 830–1,035 sq ft), and penthouses reach 187 m². The concrete frame is going up now. Our database prices a single lot, a penthouse at Rp 5.94 bn, and the lease term is still to confirm.

  • Leasehold, term to confirm
  • Concrete frame
  • 120 m to the shore
  • 1–3bedrooms
  • 77–187 m²unit sizes
  • 116units in the project
  • Leaseholdform of ownership
  • Q4 2026planned handover
  • 120 mto the shore

Property

What you get

Amali Luxury Residence sits on a cliff on the sunset side of Uluwatu, in Pecatu village, 120 meters from the shoreline. Our listing database gives the address as Jl. Pemutih. Uluwatu Temple is about fifteen minutes away, and Padang Padang Beach takes around ten.

The project holds 116 units. One-bedroom apartments come in two sizes, 76.8 and 96.3 m² (≈ 825 and 1,035 sq ft), and the penthouses top out with a three-bedroom layout of 187.2 m². Our database lists every unit as turnkey. The developer's renders show arched facade galleries, an inner courtyard and a shared deck over the drop, the kind of view guests pay extra for.

The land is leasehold. The brochure states 100 years with a 50-year extension, but no document we've seen backs that, so we keep the term open until we read the land lease agreement. Only one lot carries a price in our database: a penthouse at Rp 5.94 bn. We've asked the developer for prices on every other layout.

Developer price list

Amali Luxury Residence: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

TypeSizeBedroomsPriceThe numbers
1BR apartment76.8 m²1to confirmon request
1BR apartment96.3 m²1to confirmon request
Penthouse 3BR187.2 m²3to confirmon request
Penthouseto confirm—Rp 5.94 bnon request

Every size and price here is from our own listing database at Rise Real Bali. So far just one lot carries a price. We've asked the developer for the full price list and the availability chart.

Ownership

Ownership & what you actually get

You'd hold a leasehold with the term still open. The brochure says 100 years plus 50, and we take the real figure from the land lease agreement. First a reservation, then the PPJB (sale and purchase agreement), and the notary registers your lease at handover. We're requesting the building approval (PBG) and a zoning extract. The SLF and rental license follow once the building is finished.

Ownership and permits: Amali Luxury Residence
Form of ownershipLeaseholdForeigners can't hold freehold (Hak Milik) in their own name. The legal routes are leasehold, a right-to-use title (Hak Pakai) for residents with a stay permit, and a foreign-owned company (PT PMA) holding a right to build (HGB).
Lease termTo confirmThe developer's brochure states 100 years plus a 50-year extension. No document confirms it yet, so we'll take the term from the land lease agreement. We count what's left from handover, not from the purchase date, and write the extension terms into the contract.
ZoningTo confirmOur listing database leaves the zone blank. An RDTR zoning extract settles it before the deposit.
Building approval (PBG)To confirmOur database doesn't confirm the approval. We ask the developer for the number and an extract before you pay a deposit.
DeveloperMirah I&D, project company to confirmWe check the legal entity, the projects it has delivered and the land documents.
Certificate of occupancy (SLF)After constructionWithout an SLF the regency won't issue a rental license. Your payments follow construction stages, not calendar dates.
Short-term rental license (NIB)To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid rental license (NIB). Until this property gets its license, we model long-term rental only.
Indonesian nomineeNot usedPutting the property in a local person's name is a criminal risk under Perda 4/2026, and you can lose the asset in a dispute. We don't handle these deals.
Developer escrowNone, the market works without itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handoverTurnkey, per listing dataA specification of finishes and appliances goes into the contract as an appendix.
Before you pay a deposit, we check the land, the permits and who is selling, then hand you a written report that lists anything still open.
Gusti AyuBroker · Rise Real Bali
On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Amali Luxury Residence?

Leave your WhatsApp and I'll send them today.

Terms

Amali Luxury Residence payment schedule

  1. ReservationA deposit reserves the apartment. The developer hasn't named the amount yet.
  2. Construction stagesInstallments follow the building's progress, on a schedule we'll request for your unit.
  3. HandoverYou make the last payment against the complete document pack.

Amali's materials don't include a payment schedule. We'll negotiate one into the PPJB once our review of the project wraps up.

Location

Location: Uluwatu · west cliffs

This is Uluwatu's sunset coast: cliffs, ocean panoramas and upscale beach clubs close by. The trade-off is the terrain, which makes building and upkeep cost more.

Amali Luxury Residence: the building above the ocean at sunset
Uluwatu · Badung · Jl. Pemutih
  • Shoreline≈ 120 m
  • Uluwatu Temple≈ 15 min
  • Padang Padang Beach≈ 10 min
  • Ngurah Rai Airport≈ 40 min

Buyers in Uluwatu pay a premium for an ocean view. That same premium narrows the pool of buyers when you come to sell.

Uluwatu · west cliffs · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 160hotels
  • 51restaurants
  • 18cafés
  • 11spas
  • 9shops
  • 5gyms
  • 3sights

Closest places

  • Village Balihotel · 73 m
  • 360 Roof Toprestaurant · 76 m
  • SONO Teppanyaki Restaurantrestaurant · 114 m
  • The Impossible Beach Househotel · 137 m
  • Villa Santaihotel · 145 m
  • Villa Puluhotel · 152 m
  • The Korawairestaurant · 156 m
  • Incense Impossible Beachhotel · 224 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about Amali Luxury Residence

What does Rise Real Bali charge when I buy at Amali Luxury Residence?

Nothing. Amali's developer pays our commission, and your price is the developer's list price. We cover due diligence before the deposit ourselves. At Amali that means checking the lease term against the actual land agreement, getting the full price list, a PBG extract and an RDTR zoning check. With only one lot priced so far, we model a specific unit once the price list comes in.

Why doesn't the card show a lease term?

The developer's brochure claims 100 years with a 50-year extension. Nothing on paper backs that up yet, and we won't make up a term. We'll take it from the land lease agreement and show it to you, with the extension terms, before any deposit. The term drives both your income and what the unit is worth later, so we don't round it.

Can I buy an apartment at Amali without flying to Bali?

Yes. A Zoom tour shows you the site, and your power of attorney covers the notary signing. Our team does the handover inspection in person. The concrete frame is going up now, with handover planned for December 2026. Each installment follows a construction stage we check on site, and you get a photo report before every payment.

Where do the yield numbers come from?

This card has no yield model yet. Our database prices only one lot, and the lease term isn't confirmed. A model without those two numbers would be guesswork. Once the developer sends the price list and the land lease, we'll run one for the unit you pick. The nightly rate will come from AirROI data for Uluwatu, adjusted for size and class.

Properties

Similar properties

See all properties →