5,000 sqm Jungle and Ricefield Villas in Medewi for Sale

About the location

• Medewi Beach — 5 to 10 minutes
• Balian Beach — 30 minutes
• Bali National Park — 1 h 30
• Gilimanuk ferry to Java — 1 h 30
• Ngurah Rai International Airport — 2 h 30

Why Investing in This Property

The clearest way to judge this one is to price the land and see what is left over for the buildings.

Land in Medewi now trades at a minimum of around IDR 2 million per are per year. At that rate, fifty are on a twenty-year lease is worth about IDR 2 billion. The asking price for the twenty-year option is IDR 2.7 billion. So the five buildings, the pool, the gardens, the parking and everything already connected and operating are priced at roughly IDR 700 million — well under what it would cost to build them. That is the argument.

The freehold option is worth serious thought at IDR 4.3 billion. A twenty-year lease ends with nothing; freehold on 5,000 m² of west-coast land ends with 5,000 m² of west-coast land. The gap between the two is IDR 1.6 billion — about 60 % more for an asset that never expires and can be passed on. For anyone thinking beyond a single business cycle, that is the version to model.

Medewi itself rests on something that cannot be built or moved: Bali's longest left-hand surf break. Surf breaks generate permanent, self-renewing demand for accommodation nearby, decade after decade, regardless of which area is fashionable. It is the most durable form of tourist demand on this island, and it is why Uluwatu and Medewi both developed around the water rather than around a developer's plan. Around that core, Medewi has drawn the wellness and slow-travel crowd — long stays, yoga, retreats — which is a considerably more profitable guest per week than a three-night visitor.

The layout is well suited to that market. One main house and four separate studios is exactly the configuration a retreat needs: a communal building for meals, teaching and gathering, and individual rooms with their own doors. A single large villa cannot run a retreat; five separate buildings can, and converting one into the other is expensive.

Medewi is two and a half hours from the airport, which rules out weekend traffic and short stays. What it suits is the seven- to fourteen-night guest who travels deliberately — surfers and retreat participants — and those are precisely the guests this property is configured for.

Infrastructure on this coast has been improving steadily, with new cafés and small eco-resorts appearing while the character holds. Direct road access runs to Denpasar, Balian and Gilimanuk.

Additional information

• Land 5,000 m² (50 are)
• 5 buildings: 1 main house + 4 studios — 5 bedrooms, 5 bathrooms
• Private swimming pool, garden, outdoor shower
• Enclosed and open living areas, equipped kitchen
• Car and scooter parking
• Zoning: tourism zone
• Views: jungle, rice fields and mountains
• 20-year leasehold IDR 2,700,000,000 — 30-year leasehold IDR 3,400,000,000 — freehold IDR 4,300,000,000
• The headline price is the 20-year lease
• Medewi Beach 5 to 10 minutes — Balian Beach 30 minutes — Bali National Park 1 h 30 — Gilimanuk ferry 1 h 30 — Ngurah Rai airport 2 h 30
• Direct road access to Denpasar, Balian and Gilimanuk