Contemporary 3-Bedroom Villa with Sauna in Ungasan

About the location

• Melasti Beach — 14 minutes
• Savaya Bali — 15 minutes
• New Kuta Golf — 18 minutes
• Bingin Beach — 20 minutes
• Padang Padang Beach — 20 minutes
• Ngurah Rai International Airport — 30 minutes

Why Investing in This Property

Two of its strengths stand out.

The first is the water. The villa is connected to PDAM mains supply, and on the Bukit that is not a routine line item. The Bukit is a raised limestone plateau with no usable aquifer beneath it, which is why the great majority of villas up here run on water delivered by truck. Delivered water works, and thousands of houses depend on it, but it means a standing operating cost, a tank that has to be monitored, and a supply that tightens in August and September precisely when your occupancy peaks and a full house is using the pool, the showers and the laundry. A mains connection removes all of that.

The second is the combination of zoning and licence.

The land is zoned yellow, which is residential, and the property holds a Pondok Wisata. Those two things belong together: the Pondok Wisata is precisely the licence Indonesian law provides for small-scale tourist accommodation within a residential area. It is not a workaround and it is not a grey area. With three bedrooms, this villa sits comfortably within the scale the licence is designed for.

Why this matters practically: a great many villas marketed for holiday letting on the Bukit are not licensed for it, and the owner discovers the problem either at the first complaint or at the first inspection. Here the permission exists, it matches the zoning, and it matches the size of the house. You can let this villa by the night from the day you take it, legally, which is a different proposition from buying a house and hoping to sort out the paperwork afterwards.

On the lease, twenty-seven years and five months remain, running to 12 February 2054, and the deed provides for a further ten. That is a comfortable horizon: long enough to let the property for a decade or more and still sell it with twenty years attached, which is the term at which Bali leasehold resale stays liquid.

A word on the house itself. Two fitted kitchens in a three-bedroom villa reads oddly to a European buyer and deserves explaining, because it is not a quirk. Balinese and Indonesian houses conventionally separate the open kitchen — where you cook in front of guests and where a rental guest makes coffee — from an enclosed preparation kitchen where the frying, the spice work and the washing-up happen. If you let the villa with staff, that second room is what keeps the smells and the noise out of the living space. If you live in it yourself, it is the difference between an open-plan house that stays pleasant and one that does not. It is a sign the villa was designed by someone who understood how these houses are actually used.

The sauna is a genuine differentiator in a market where every villa has a pool and almost none has anything else. On a peninsula that fills with surfers and long-stay visitors, a wellness element gives a listing something to say beyond the bedroom count.

As for Ungasan itself, the case is straightforward. The southern Bukit has become the part of Bali where the cliff coastline, the beach clubs and the surf breaks concentrate, it has absorbed a great deal of development without losing what draws people, and it is half an hour from the airport — which for a rental property means guests arrive without a two-hour transfer eating into their first day. Demand for well-located, properly licensed villas here is real. A villa of this size, in this location, with a licence that permits nightly letting and mains water behind it, has the ingredients to perform.

Additional information

• Land 450 m² — building 258 m² — completed March 2025 — sold fully furnished
• 3 bedrooms, 3 bathrooms, 2 fully equipped kitchens (an open kitchen and an enclosed preparation kitchen, the usual arrangement in a villa designed for staffed or rental use)
• Private swimming pool 35 m², private sauna, outdoor shower, open and closed living areas, garden, storeroom, washing machine, private parking 32 m² for cars and scooters
• IDR 6,000,000,000 — leasehold until 12 February 2054, twenty-seven years and five months from today, with a ten-year extension provided for
• Zoning yellow (residential) with a Pondok Wisata licence — the licence Indonesian law provides for small-scale tourist accommodation in a residential area, which permits nightly letting
• Connected to PDAM mains water — a material advantage on the Bukit, a raised limestone plateau with no usable aquifer where most villas depend on water delivered by truck
• Melasti Beach 14 minutes — Savaya Bali 15 minutes — New Kuta Golf 18 minutes — Bingin Beach 20 minutes — Padang Padang Beach 20 minutes — Ngurah Rai International Airport 30 minutes